Loading...
HomeMy WebLinkAboutEIR 82-03; WOOLLEY ANNEXATION; ENVIRONMENTAL IMPACT REPORT (EIR) FINAL; 1983-04-13WOOLLEY ANNEXATION DRAFT ENVIRONMENTAL IMPACT REPORT (EIR 82-3) CITY OF CARLSBAD RECtlJN - C C C -WOOLLEY ANNEXATION PROJECT'',·· EIRt82-3 PART II CITY OF CARLSBAD LAND USE PLANNING OFFICE APRIL 13, 1983 C C C .. ~--·-·--------·--•-.•-·--· ···-·--~-----•-· '----··---· TABLE OF CONTENTS I. RESPONSES 'TO COMMENTS II. COMMENTS Ill. REVIEWING AGENCIES IV. NOTICES V. DRAFT EIR ,,~~-,.v•-~-•-.. --• -----·-------- C C I. RESPONSES TO COMM6NTS, C C RESPONSES TO LETTERS OF COMMENT FOR THE WOOLLEY ANNEXATION During the course of the 45-day public review period, seven letters of comment were received. A number of letters were concerned with traf- fic; the issues of sewer availability and the premature nature of the project were also identified. The following section is organized by first identifying the letter sender followed by a series of issue summa- rizations and responses. All letters of comment appear at the end of the section. Letter from Rancho Ponderosa Homeowners Association Issue: Growth-inducing impact addressment inadequate; increases in population density, traffic generation, and general service requirements substantial. Response: The E IR addresses the growth inducement impacts of the pro- posed general plan amendment and other actions through an evaluation of the difference in future impact of a development allowed under the current plan versus the proposed plan. The growth inducement discussion addresses only the degree to which the proposed project would encourage development in the neighboring area. Since the area is already partially developed, two large neighboring un- developed projects have been approved, and because most of the services are available, the approval of the GPA will not result in a significant inducement to growth beyond the current plan. Issue: The delay of project is not an alternative. Approval of the project will create an increased demand for services. The availability of such services is not related to increased demand for services. Response: The delay of project is an alternative to the extent that a delay in project may reduce potential environmental impacts of the proj- ect. As indicated on page 13 and 14 of the E IR, the delay in project may allow sufficient time for the Leucadia County Water District to find an alternative to increase its treatment capacity, thereby providing LCWD the ability to remove its moratorium on annexations to the district. Thus, this potential impact would not exist. Since this E IR was prepared, LCWD has removed its moratorium on appli- cations for sewer connections permits. However, as of March 22, 1983, annexation to the district is still unresolved, because the LCWD Board of Directors does not plan on making a policy decision concerning this issue until an annexation application is submitted. Approval of this project will not, in itself, increase the demand for services; however, it will allow the approval of development in the proj- ect area, which would increase the demand for most services beyond that allowed by the current general plan. In addition, the availability of services can be related to increased demand. For instance, LCWD is currently operating below its capacity; however, its commitments (demand) 1 C are greater than its capacity. Hence, the demand for this service has currently precluded its availability, and as a result, LCWD is seeking solutions to increase capacity. Issue: The alternative land use change from RLM to RL is more consistent with current land use designations within San Dieguito. The commercial portion of the GPA should be reclassified as residential. There is no local demand for local commercial use. Commercial designation is incon- sistent with local desires and needs. Response: The first issue statement is correct. The alternative desig- nation of commercial to residential is addressed on page 14 of the EIR, which concludes that potential impacts to traffic, energy, utilities, and community services would be reduced but not significantly. No response is necessary for the last issue statement. Issue: Page 22, Section 3, Mitigation. The mitigation discussion does not address the deletion of the proposed commercial area. Response: No significant land use impacts were identified relative to the proposed project; hence, the deletion of the commercial use is not discussed in this section. However, it is discussed on page 14 of the EIR under alternatives. Issue: Page 27, Noise Impacts. Existing homes in the Rancho Ponderosa subdivision are within SO feet of Olivenhain Road. The EIR does not address the existing residents of the city who may be impacted by future noise from project-associated, highway-generated traffic. Mitigation measures itemized on page 27 and 28 are "pie-in-the-sky" suggestions. Response: The EIR identifies future noise levels along major roads in the vicinity of the project. These levels include traffic generated from the current land use plan as well as the additional traffic resulting from the proposed project. The actual increase in noise levels along Olivenhain Road over the existing land use designations amounts to approximately 0.5 dBA. This increase in noise levels is insignificant. The techniques for the mitigation of interior noise levels identified on pages 27 and 28 of the E IR are used in the design of new motels, hotels, apartment houses, and dwellings other than detached, single-family dwell- ings. These measures are intended to reduce interior noise levels from exterior noise sources to 45 dBA with the windows closed. This require- ment is based on State of California law as specified in the Administra- tive Code, Title 25, Chapter I, Subchapter I, Article 4, Section 1092, Noise Insulation Standards. Issue: Page 32, Section 2, Air Quality. It may be deduced that revising the land use to an RL designation will allow the annexations to occur and be consistent with the RAQS. Response: If the entire project area was designated RL, the number of dwelling units for both the current plan and the proposed plan would be nearly the same, and therefore, this alternative would conform with RAQS. 2 C. Issue: Page 51, Community Services. For the most part, services for the project area are not provided by Carlsbad. Response: No response is necessary. Issue: Appendix C, Traffic Analysis, pages 3 and 4. The ADTs associated with Table A were not conducted by the county in EIR 81-01. Table A is based on development in accordance with the San Dieguito Community Plan. Table B indicates that the proposed land use plan will result in an increase of 12,000 ADT. This increase will have a significant local impact on the traffic volumes for the year 2000 forecast in Table A. The reevaluation of this local traffic problem must be addressed in another iteration of ADTs for the circulation element. Response: The text on page 3 of Appendix C prior to Table A indicates that the traffic volumes were obtained from the EIR for the San Dieguito Circulation Element, which is, in turn, based on the land uses in the San Dieguito Community Plan. The increase in traffic volumes resulting from the proposed project for the year 2000 are summed with the forecasted volumes identified in Table A and appear on Exhibit 2 after page 6. The evaluation conclusions are based on the combined traffic volume and, hence, have been addressed. Issue: This report discusses the county E IR for SA 680 without present- ing the alternatives which were provided in that report. An evaluation in that report indicates that changes to the local road system could improve levels of service without the addition of SA 680. Comparable logic was not used in this report to mitigate the projected traffic problems, i.e., can the commercial portion of the project be deleted? Response: The E IR which addressed SA 680 did discuss this alternative; however, the county chooses to include SA 680 on the San Dieguito Cir- culation Element and, therefore, the traffic analysis for this project includes SA 680. A specific evaluation of traffic impacts resulting from an elimination of commercial use was not undertaken because the reduction in traffic volume would be relatively small at seven percent of the total traffic on Olivenhain Road and nine percent on Rancho Santa Fe Road north of Olivenhain Road. However, a discussion of the deletion of commercial use appears on page 14 under Project Alternatives, which indicates that traffic impacts would be reduced but not significantly. It is important to note that Olivenhain Road would still be over capacity at approxi- mately 41,000 ADT and Rancho Santa Fe Road north of Olivenhain would be about 37,000 ADT (still very near the roadway's capacity), if the commercial use is deleted. Issue: The impact and the mitigation of proposed increases in traffic with respect to Rancho Ponderosa was not addressed. Response: The analysis of traffic for a general plan amendment pertains to major roads and intersections. To the extent that an analysis of the projected traffic volume on Olivenhain Road was conducted, then the potential effect to Rancho Ponderosa can be inferred since it is located adjacent to Olivenhain Road. However, the forecasted traffic volume on 3 Olivenhain Road without the proposed project is only ten percent less and four percent less of the total traffic at the intersection of El Camino Real and Olivenhain Road. Thus, impacts associated with the GPA are relatively minor. As developments in the area are approved, impacts to the roadway system will be analyzed and appropriate mitigation measures should be included. Letter from Leucadia County Water District Issue. Statements of clarification concerning LCWD's moratorium, capacity, and alternatives. Response. The statements of clarification have been incorporated into the text of the EI R on page 51. Letter from Local Agency Formation Issue: The project description should include an amendment to Carlsbad's Sphere of Influence. Response: This has been incorporated into the EIR text on page 2. Issue: The Traffic section does not mention access to the southern parcel from 13th Street in Olivenhain. Response: page 15. This information has been incorporated into the EIR on Issue: An improved access is available to the northern parcel through a series of private roads south of the parcel. Response: This information was included in the access discussion on page 15 of the Traffic section. Issue: The EIR states that the southern parcel is in the LCWD. LAFCO maps indicate that only the western 3/4 of the parcel is in the LCWD. Response: This information has been included in the E IR text on page 51 of the Community Services section. Issue: The annexation of territory discussed in the EIR would leave an unincorporated county island (the Olivenhain Municipal Water District headquarters) located at the intersection of Olivenhain Road and Rancho Santa Fe Road. Response: This information was presented on page 22 of the Land Use section. Issue: The proposed Carlsbad Fire Station near Rancho Santa Fe Road will not be built until the fire station is necessary to provide an adequate level of service in southern Carlsbad. The fire protection section should be more specific regarding how adequate protection will be pro- vided for future development. 4 (' Response: The discussion of fire protection under the existing condi- tions section on pages 51 and 52 and the impacts section on page 54 is specific concerning how existing and future service will be provided, except for one alternative. In the absence of the proposed fire station on Rancho Santa Fe Road, the City of Carlsbad could enter into an auto- matic-response agreement with the Rancho Santa Fe Fire Department. This would improve the response time for the southern and eastern parts of the southern parcel until the fire station on Rancho Santa Fe Road is operational. Issue. The annexation seems very premature. Response. This issue is addressed under the delay of project alternative on pages 13 and 14 of the EIR. Letter from County of San Diego Issue: The draft EIR appears to be complete and suitable for public review. Information concerning the Rice property environmental review was also included. Response: No response necessary. Information in the Rice Property EIR has been incorporated in this EIR. Letter from San Diego Association of Governments Issue: Many public service questions are still unresolved. The most important deficiency is sewer service. There is no discussion concern- ing LCWD's policy regarding annexation of additional territory, since 228 acres of the proposed project lie outside LCWD. Response: The information concerning annexations to LCWD has been in- corporated into the EIR on page 51 of the Community Services section. Issue: The prezone proposal is not in agreement with the Series 5 Regional Growth Forecasts because 228 acres of the total 475-acre proj- ect area are not within a sewer service district. Response: No response is necessary. Letter from the City of Carlsbad Engineering Department Issue: The report does not appear to adequately address access to this site in light of the city's 1, 200-foot spacing requirement. What effect will the commercial land the potential capacity of the adjacent intersection? the issue of intersection use have on Response: Access to the commercial area will depend on the geometric configuration of the Olivenhain Road/Rancho Santa Fe Road intersection. With the current configuration, there is insufficient distance from the intersection of Olivenhain Road and the northern part of Rancho Santa Fe Road; however, there is sufficient distance from the intersection of Olivenhain Road and the southern part of Rancho Santa Fe Road. Because of the unusual geometric design of the current intersection and the 5 likelihood that the intersection would be redesigned in a simpler layout when traffic volumes require, the capacity of the intersection was not analyzed. However, since SA 680 is designated on the San Dieguito Cir- culation Element, probably what is now Olivenhain Road and the southern part of Rancho Santa Fe Road will be joined as a continuous four-lane divided road. Rancho Santa Fe Road from the north would then intersect with SA 680 as a 11T 11 intersection where it currently intersects with Olivenhain Road at the westernmost location. This geometric configu- ration can be designed to accommodate future traffic from the proposed project by having such features as double left-turn lanes and free right-turn lanes. Issue: It has been suggested at various times in the past that Rancho Santa Fe Road (south) be realigned to the west to directly connect into Olivenhain Road. Rancho Santa Fe Road (north) would then be made to 11 T 11 into this new connection. Should this occur, the proposed commercial property would be cut in two, further complicating the access problems. Response: Through a review of the SA 680 alignment proposed by the County of San Diego, it is apparent that in connecting these two roads a curve would be required that would cross the eastern portion of the pro- posed commercial area. It would not bisect the property but would leave a small commercial designation on the east side of the road. This road- way design would not complicate access to the western commercial area more than currently exists; however, access to the small parcel of com- mercial east of the road would complicate the access problem in the vici- nity of the intersection. Access could be created at the western end of the property with the limitation of right turn in and out only. This would minimize potential conflicts to the nearby intersection. Issue: Engineering staff is not in favor of any use which would result in intensive traffic generation around this particular [Olivenhain Road/ Rancho Santa Fe Road] intersection. Response: No response is necessary. Letter from Olivenhaln Municipal Water District Issue: The EIR does not adequately address the hazardous traffic flow that exists on Rancho Santa Fe Road and Olivenhain Road around the tri- angular intersection and property owned by the district. Response: The EIR addresses the potential impacts which would result from approval of the project and the resulting increase in traffic over that anticipated from the existing general plan. The existing condition of the Olivenhain Road/Rancho Santa Fe Road intersection will worsen as development occurs in the vicinity. However, the potential increase in traffic from the project will not significantly degrade the situation. The mitigation of this problem should be addressed when specific tenta- tive maps in the area are under consideration for approval as indicated on page 19 of the EIR. In fact, improvement of the intersection is a condition of the approved Vista Santa Fe tentative map. Specifically, this includes elimination of free right-turn merge entry from southern Rancho Santa Fe Road to northern Rancho Santa Fe Road. 6 Issue: The traffic study is inadequate for the purposes of the EIR. The discussion of the intersection of Olivenhain Road and Rancho Santa Fe Road and the possible impacts from the location of SA 680 is inadequate. The district feels a more thorough study must be conducted at this time. Response: The impacts associated with SA 680 have been discussed previ- ously in the San Dieguito Circulation Element EIR, which has been incor- porated by reference on page 4 of Appendix C. The traffic impacts to the Olivenhain Road/Rancho Santa Fe Road intersection have been addressed in the EI R on page 18, and more specifically on page 7 of Appendix C. A specific approach addressing the intersection problem is specified on page 19 of the EIR under the Mitigation section. The need for a more thorough study at this time is inappropriate since ( 1) the study is based on the information known at this time, (2) the problems will occur with or without the project, and (3) solutions to the problems can be better accomplished through conditions on future tentative maps in the area. Issue: The City of Carlsbad should conduct a more thorough examination of the dangerous condition of the intersection of Olivenhain Road/ Rancho Santa Fe Road, given the increase in density and nearby commercial designation. Response: It is anticipated that as development occurs in the area this intersection will be reviewed and appropriate redesign will be required to mitigate potential hazards. The City of Carlsbad Engineering Depart- ment is aware of this problem, as indicated in their letter of comment concerning this EIR. See previous response. Issue: The EIR avoids discussion of the property owned and operated by OMWD. The opportunity for major vehicle accidents is an hourly occur- rence at this intersection. Response: Potential impacts to OMWD are discussed in the EIR on page 22. The response concerning the intersection problems is addressed above. Issue: The OMWD will only make water available after a complete hy- draulic analysis is conducted which indicates that the district can supply water to the project. No representation expressed or implied has been made regarding water availability. Statements on page 12 of the EIR concerning water availability are premature without the results from a detailed hydraulic analysis. Response: The EIR on page 12 has been amended to indicate the procedure required by the district before water is made available to a particular project; however, the EIR discussed this requirement on page 51 in the Community Services section. Issue: OMWD will remain opposed to the project until thorough studies have been conducted concerning the intersection of Olivenhain Road and Rancho Santa Fe Road and the effects that the increased density will have on the OMWD property and water supply. Response: No response is necessary. These issues are addressed above. 7 C C II. COMMENTS C .. C C C Mr. Michael Holzmiller Land Use Planning Manager City of Carlsbad 1200 Elm Avenue Carlsbad, CA. 92008 Subject: Comments on EIR 82-4 Dear Sir: \ ) Stephen R. Kissick 7912 Las Nueces Place Carlsbad, CA. 92008 3 December 1982 The homeowners of Rancho Ponderosa live in a community which borders the City of Carlsbad and the County of San Diego. For this reason, we must be constantly aware of political decisions which impact us from either side. We continue to be concerned about land-use decisions in our neighborhood. Enclosed are comments on EIR 82-4. 1 am disappointed when land-use studies such as this occur in our area and we (the Home Owners Association) are not notified. In the past, we have found it necessary to defend our subdivision from land-use proposals which would 'be detrimental to our corrmunity. Please ensure that the City of Carlsbad keeps us informed. I would like to have a copy of the final EIR 82-4. Thank you. Sincerely, President Rancho Ponderosa Home Owners Association SP.K/rlk Enclosure 'Received DEC 8198Zt' Cl I Y OF CARLSBAD C C C ) COMMENTS TO EIR 82-3 WOOLEY ANNEXATION TO THE CITY OF CARLSBAD Page 12 Section II.F Growth-Inducting Impact This section is inadequate with respect to growth inducing impacts. The proposed annexation produces increases in population density, traffic generation and general service requirements. The relative (percentage) increases in these parameters are substantial. The EIR dismisses these impacts too lightly by noting that the absolute impacts on the already over-burdened se1--vice system are small and won't make much difference. After all (reference the last sentence), "The proposed project is part of on-going development in this portion .of the county and, therefore, is not considered growth inducing." C C C Page 13 Project Alternatives Section 2 discusses "Delay of the Project" as though it were a project alternative or a mitigation. The project is by definition annexation under the proposed land use. The actual time table for such development is a separate matter which should not be confused with the issue. Timing is important with respect to services; however, approval of the project under its proposed land usage designation will create an increased demand for services. The availability of such services is not related to increased demand for services. Thus, Delay of Development is not a project alternative. It is simply a means to obtain approval without addressing the problems created by such an approval. Page 14 Alternative Land Uses Changing the land use from RLM to RL is preferred and is more consistent with current land use designations within San Dieguito. Of course, the developer would seek annexation if greater densities were not available! The commercial acreage should be re-classified to residential usage. There is no local demand for local commercial usage. Commercial usage is inconsistent with local desires and needs. Mitigation discussions have not adequately discussed deletion of the commercial area. .. C C C Page 19 Section 3 Mitigation See Appendix C comments. Page 22 Section 3 Mitigation Mitigation does not address the deletion of the proposed commercial area. Residents prefer to drive an extra two miles to El Camino Real rather than have a neighborhood "convenience center" on every corner. What is the deletion impact? page 27 Noise Impacts The report indicates that noise levels will be clearly unacceptable along Olivenhain Road and Rancho Santa Fe Road (north). Theoretical mitigation for future residents is fine, but what about existing residents. The home owners in Rancho Ponderosa have property directly adjacent to Olivenhain Road. Their existing homes are within 50 feet of the road. What mitigation is available? The EIR doesn't even address the existing residents of the city who will suffer from the proposed impact of the project. How can adequate relief be provided for future residents who aren't here to defend their property rights? The proposed mitigations itemized as a through fare "pie-in- the-sky suggestions by the academic community. Such restrictions are academic and won't be imposed on any development. Page 32 Section 2 Air Quality Impacts Paragraph 2 states that "The proposed project will not conform to •• ~ Regional Air Quality Strategies •.• any increase in air pollutant emissions should be considered significant." It may be deduced that revising the land use to an RL designation will allow the annexations to occur and be consistent with the RAQS. This was not explicitly discussed. Page 51 Community Services Community Services in the area of La Costa and San Dieguito are, for the most part, not provided by the City of Carlsbad~ Sewer service is by Leucadia c.w.D. or Encinitas s.o. Water is by Olivenhain M.W.D. or Costa Real M.W.D. Schools are by the C C C • '. ,I San Marcos or the Encinitas School districts. In short, these service districts have their own problems in providing service capacity in a timely manner. Carlsbad is seeking the proposed annexation, but has very little responsibility for providing the required services. The people in La Costa and within the city of Carlsbad would prefer to see the City meet its current obligations before marching off to annex new territories for which it has no responsibility or ability to provide service! C _.,/ ... ) APPENDIX C TRAFFIC ANALYSIS Page 4 First Sentence The author bypasses a discussion on ADT's associated with Table A stating that such analyses were conducted by the County in EIR GPA 81-01. This is a faulty assumption. Table A is based on development in accordance with the San Dieguito Community Plan. Table B indicates that the local ADT count will be increased by 2500/4 under the proposed land use plan. The increase of 12,000 ADT under the proposal will have a significant local impact on each of the Year 2000 traffic volumes forecast in Table A. The re-evaluation of this local traffic problem must be addressed in another iteration of ADT's for the circulation element. Page 8 C The section on mitigation is deficient. C The previous discussion in this section discusses the County EIR for SA-680 without presenting the alternatives which were provided in that report. An evaluation of levels of service in that report indicates that changes to the local road system could improve levels of service without the addition of SA-680. Such improvements could be completed at less than 5% of the cost required for SA-680. Comparable logic was not used in this report to mitigate the projected traffic problems, i.e., can the commercial portion of the project be deleted? The impact and the mitigation of proposed increases with respect to Rancho Ponderosa was not addressed. existing community can not be overlooked as easily developments. in traffic This as future C C C LEUCADIA COUNTY WATER DISTRICT POST OFFICE BOX 2397 • LEUCADIA, CALIFORNIA 92024 • 7:53-011515 December 2, 1982 City of Carlsbad LAND USE PLANNING OFFICE 1200 Elm Avenue Carl~bad, CA 92008 Attn: Catherine Nicholas RECEIVED DEC 031982• CltY. OF CARLSBAD ·p~1anl'"tF,,..,,,. ~~ ..... ,... ,4.~1°nt . Ht1111;, l ~ !·· ~ ,• ~ Re: Draft EIR, Wooley Annexation Gentlemen: The Board of Directors of Leucadia County Water District has reviewed the Draft EIR for the proposed annexation to the City of Carlsbad. · I would like to call your attention to several erroneous statements on page 51 : 1. The LCWD owns 16.67% or 3.75 of the 22.5 mgd plant now nearing completion. The District is currently operating below its capacity (2.7 mgd) although it has commitments greater than its capacity. 2. The Board of Directors of LCWD has been pursuing several alternatives to obtain the needed sewage treatment capacity. At the present time the most viable solution appears to be an additional expansion at Encina. The District is financially able to pursue this alternative. You shouid also be aware the Districes p"lans for a Phase lVl·exr,ansion. at Encina are based on current land use designations, including the San Oieguito Community Plan for the project area. We, appreciate the opportunity to provide this information for your review. Yours very truly, LEUCADIA COUNTY WATER DISTRICT ~q N Lois E. Humphreys'---&~ President, Board of Directors DISTRICT OFFICE, 1980 LA COSTA AVENUE• CARLSBAD, CALIFORNIA chairman Dell Leke Councilman, City of Lemon Grove executive officer William D. Davis counsel Donald L. Clark members J. B. Bennett Councilman, City of ·Imperial Beach Ralph Chapman Otay Municipal Water District Pau1 Eckert County Board of Supervisors RtHedgecock t~ Board of rv1sors Dr. Charles W. Hostler Public Member' Stanley A. Mahr San Marcos County Water District alternate members Mike Gotch Councilmember, City of San Diego Tom Hamilton County Board of Supervisors Marjorie Hersom Alpine Fire Protection District (6~9» 236-2015 • san diego local agency formation commission · l&Oo pacific highway • san dlego, ca. 92101 RECEIVED December 3, 1982 DEC 071983 Cir( OF CARLSBAD TO: FROM: RE: Catherine D. Nicholas City of Carlsbad Executive Officer Plar.n: .... ,,. ~, -.. ·~:·1ent Local Agency Formation Commission Woolley Annexation EIR 82-3 Thank you for the opportunity to comment. The EIR appears generally complete, but we have the following comments on the EIR and proposed annexation: 1) 2) 3) 4) 6) The Introduction and/or Project Description should state that the project will require an amendment to Carlsbad's Sphere of Influence. The Traffic Section does not mention access to the "southern parcel" from 13th Street in Olivenhain. This unimproved road provides access to the greenhouses located on the Rancho Verde property. The Traffic Section should also specify that improved access is available to the "northern parcel" through a series of private roads south of the parcel in the county. The recorded easement to this property is also from the south, although it may not be enforceable due to existing development. The EIR states that t.he "southern parcel II is in the Leucadia County Water District. LAFCO maps show only that the western 3/4 of the parcel is in Leucadia County Water District. Annexation of the territory covered in the EIR would leave an unincorporated county island (the Olivenhain Municipal Water District headquarters) located southwest of Rancho Santa Fe Road. This fact should be noted in the EIR. We understand that the proposed Carlsbad Fire Station near Rancho Santa Fe Road will not be built until the fire station is necessary to provide an adequate level of service in southern Carlsbad. Given the current ) Catherine D. Nicholas December 3, 1982 C Page Two C C level of building activity in this portion of Carlsbad, it may be a considerable amount of time until this station is operational. The fire protection section should be more specific regarding how adequate protection will be provided for future development. The San Diego Association of Governments has estimated that approximately 46 percent of the total acreage within the corporate limits of Carlsbad is vacant, giving Carlsbad one of the highest percentages of vacant territory to'total acreage of the cities in San Diego County. If areas within the existing sphere of influence but not yet annexed are included, the percentage of vacant lands is even higher. The proposed general plan amendment, prezone and annexation therefore seem very premature, and LAFCO staff questions why it would be necessary for Carlsbad to request that its sphere of influence be amended to add more vacant territory at this time. ~~i&Jui:. WILLIAM D. DAVIS Executive Officer WDD:ABH: iw (,----·\ COU1JTY OF SAN Dll.;O rf))~[P)~rFltrnf\1~ffillt ©f [r)ll~rnlffilijffil~ ~ lL~rn1<dJ lUJ§~ Please reply to: [ l Board of Supervisors Tom Hamilton First District ( I 5201 Ruffin Road San Diego, CA 92123 Paul C. Zucker, Director Suite B1 (714) 565-3000 Paul W. Fordem Second District Roger Hedgecock Third District ( ] 200-L E. Main St I l Codes Enforcement Suite B3 [ ] Planning Suite B5 El Cajon, CA 92020 (714) 579-4511 (714) 565-5669 (714) 565-3002 Jim Bates Fourth District [ I 334 Via Vera Cruz [ I Development Regulation Suite B4 I ] Zoning Administration Suite B6 Paul Eckert C C San Marcos, CA 92069 (714) 741-4236 (714) 565-5962 (714) 565-5977 Fifth District November 12, 1982 Catherine Nichol as Land Use Planning Office City of Carl sbad 1200 Elm Avenue Carl sbad, CA 92008 Dear Mrs. Nichol as: Subject: EIR 82-3 Woolley Annexation RECEIVED NOV 171983 CITY OF CARLSBAD 2.lanning; iJ:~~s,rlment The following is in response to your request for comnents on EIR 82-3. The draft EIR appears to be complete and suitable for public review. Our staff recently reviewed a draft EIR on the Rice property (TM 4287, Log #81-8-97) which occupies the central portion of the southern parcel proposed for annexation. This EIR could be incorporated into your EIR by reference. Staff recommendations to our Environmental Review Board (ERB) were: L Landform Modification: Significant and Not Mitigabl e 2. Geological Hazards: Significant But Mi ti gable 3. Archaeology: Significant But Mitigable 4. Bi al ogy: Si gni fi cant and Not Mi ti gabl e 5. Sewer Service: Significant But Mitigabl e 6. Dark Sky: Not Significant Because the northern slopes of the Rice property are covered by an al most continuous band of 1 andsl ides, our staff geologist recommended that the slopes be 1 eft in open space rather than developed. The ERB decided that the slopes could be made safe by appropriate engineering techniques, and that therefore geological hazard were significant but mi ti gabl e. But they felt that the grading is necessary to make the 1 andsl ides safe were so massive that land form modification was significant and not mitigabl e. On September 24, 1982, the Planning Cammi ssi on recommended denial of the project because of the landslide prob1 em. C () ) Catherine Nichol as -2- On June 3, 1982, the ERB found that the Rice project would have the following impacts: 1. Landform Modification: Significant and not mitigabl e 2. Geologic Hazards: Significant but mi ti gable 3. Archaeology: Significant but mitigabl e 4. Biology: Significant and not mitigable 5. Sewer Service: Significant but mitigable 6. Dark Sky: Not significant 7. Traffic: Not significant 8. Agriculture: Not significant The ERB recommended that the proposed biological open space easements be expanded to provide additional protection. Since the Planning Commission recommended denial of the Rice project, the applicant's consultant has been working on a redesign of the project. If .~have further questions regarding the County's concern or status of the ce pr ject, pl ease call Charles Lough (565-5574) or Mike Evans (565-3950). C ;\"JJf, av __ _ ROBER E. ASHi Environmental Planning Coordinator REA:CFL :ac Enclosure: ERB Memo, June 3, 1982 -\ C San Diego ASSOCIATION OF C GOVERN~lENTS C C Suite 524 Security Pacific Plaza 1200 Third Avenue San Diego, California 92101 (619) 236-5300 Ms. Catherine D. Nicholas Land Use Planning Office City of Carlsbad 1200 Elm A venue Carlsbad, CA 92008 Dear Ms. Nicholas: December 3, 1982 RECEIVED DEC 071983 CITY PF CARLSBAD Plann:..,o-:'~:""'·~·t,11ent SANDAG staff has reviewed the DEIR for the Wooley Annexation (EIR 82-3). The following comment has not been reviewed by the SANDAG Board of Directors. Based on the information given in the Draft EIR, it does not appear that annexation at this time will increase the development potential of the property because so many public service questions are still unresolved. The most important deficiency, sewer service, is discussed in more detail below. The proposed annexation includes a prezone proposal which is not in agreement with the Series 5 Regional Growth Forecasts. Series 5 assumptions showed a maximum potential of 438 dwelling units, although the Draft EIR indicates that under the County's long-range San Dieguito Community Plan "a maximum of 779 residential units could be built ..•• " SANDAG's forecast is lower because 228 acres of the total 475-acre project lack sewer service. They lie outside the Leucadia County Water District, which is the sewer service agency for the other 247 acres of the site. The DEIR contains no comment on the LCWD's policy regarding annexation of additional territory. On page 12, the Draft EIR indicates: "the property lies within the LCWD (sewer) •••. " As noted above, 228 acres lie outside the LCWD -the easterly portion (148 acres) of the south parcel and all of the north parcel (80 acres). On page 8, the Draft EIR notes that the LCWD district is "at its · capacity to process sewage. As a result, it is not accepting any hookup appli- cations for new subdivisions." LAFCO policy usually requires an indication of ability to serve prior to allowing annexation to a district or city. Thank you for allowing SANDA G to participate in the City's environmental review process. If you have any questions regarding our comment, please contact me at 236-5370 or Ruth Potter at 236-5342. STUART R. SHA FER Director, Land Use and Public Facilities Planning SRS/JK/rw MEMBER AG ENCi ES: Cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Escondido, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside, JWIV, San Diego, San Marcos, Santee and Vista ADVISORY /LIAISON MEMBERS: Calif, Dept, of Transportation/U.S. Deot. of Def&n•A """ T,i .... n .. JR,.,a r..1,f Nn,, .. I I I I I I I 12 I : I __ J_ ------------__ J_ __ C C DECEMBER 8, 1982 TO: LAND USE PLANNING DEPARTMENT FROM: Engineering Department -Current Development RE: WOOLLEY DEIR AND PREANNEXATIONAL ZONE CHANGE After additional review of the proposed Woolley DEIR, Engineering staff would like to note a few additional concerns which we felt need further clarification and examination in the EIR. First off, is the proposed neighborhood commercial land use located at the southwest corner of Olivenhain Road and Rancho Santa Fe Road. The report does not appear to adequately address the issue of access to this site in light of the City's intersection spacing requirements. Both Olivenhain and Rancho Santa Fe Road are designated major arterials on the City Circulation Element and require a minimum 1200-foot spacing between intersections. The report should be corrected to address this issue as well as address- ing the issue of what effect a commercial land use will have on the potential capacity of the adjacent intersection. The report already seems to indicate that this intersection will be experiencing traffic congestion problems. Another area which we feel needs further explanation and investigation is the possible realignment of the existing Olivenhain-Rancho Santa Fe intersection. It has been suggested at various times in the past that Rancho Santa Fe Road (south) be realigned to the west to directly connect into Olivenhain Road. Rancho Santa Fe Road {north) would then be made to "T" into this new connection. Should this occur the proposed commercial property would be cut in two, further complicating the access problems. In conclusion, Engineering staff wishes to make it clear that we do not favor any use which would result in intensive traffic generation around this particular intersection. As the report itself states, the adjoining roadways and intersections in this area will already be experiencing traffic congestion problems regardless of the surrounding development. Any further intensification of development in this area can only complicate the problem and result in increased congestion and traffic accidents. ' DAVID HAUSER 0-J~...--.,, DAH:mmt Olivenhain Municipal Water District C BOARD OF DIRECTORS Thelma M. Miller, Pres. Howard G. Go/em, V. Pres. 1966 OLIVENHAIN ROAD ENCINITAS, CALIFORNIA 92024 PHONE 753-6466 GENERAL COUNSEL Vernon A Peltzer ENGINEER Harley L. Denk, Treasurer Harold J. Stueven, Secretary Ann L. Peay, Director Ms. Catherine Nicholas City of Carlsbad 1200 Elm Avenue Carlsbad, CA 92008 December 8, 1982 Reference: Environmental Impact Report Woolley Annexation/City of Carlsbad Dear Ms. Nicholas: Boyle Engineering Corp, MANAGER William H. Hollingsworth C I have reviewed the Environmental Impact Report for the Woolley Annexation prepared by Recon Environmental Consultants for the City of Carlsbad on behalf of the proponents of the Woolley Annexation. C TRAFFIC The report does not adequately address the extremely hazardous traffic flow that exists on Rancho Santa Fe Road and 0livenhain Road around the triangular intersection and property owned by the District. A plan done for a tentative map by Rick Engineering of Carlsbad, known as Vista Santa Fe Subdivision, graphically depicts the type of traffic pattern which the Olivenhain Municipal Water District would consider as a acceptable design. The traffic study conducted by Willdan Associates is not adequate for the purposes of the EIR. The report inadequately discusses the most important intersection affected by the project, that of Rancho Santa Fe Road and Olivenhain Road and possible location and impact of Highway 680 on these intersections. The study does anticipate as many as 70,000 to 80,000 vehicles per day and states that this would result in a potentially significant impact. The District feels that a more thorough study must be conducted as this time prior to approval of the EIR and prior to the completion of the annexation. In order for the City of Carlsbad to adequately assess the impact of pre-zoning the land, amending the General Plan, and annexing the subject parcel to the A Public Agency incorporated on March 24, 1959: formed under the Muncipal Water District Law of 1911 Section 71000 et. seq. of the State of California Water Code .. C C C Ms. Catherine Nicholas City of Carlsbad C) -2- ) December 8, 1982 City of Carlsbad much more thorough examination must be given to the dangerous conditions that exist at the Rancho Santa Fe Road and Olivenhain Road intersection. The pre-zone would increase the allowable maximum density to 1240 dwelling units and includes C-1 zoning in the vicinity of the already heavily impacted intersection. OLIVENHAIN MWD OPERATIONS CENTER The EIR avoids discussion of the property owned and operated by the Olivenhain Municipal Water District. The Board of Directors of the District has formally expressed a desire not to have it's Administrative Headquarters annexed to the City of Carlsbad, however, that expressed desire did not mean that the District was not greatly concerned regarding the impact to the District's property. It has been well-known for many years that the traffic impact is severe, in fact, the opportunity for major vehicle accidents is an hourly occurence at this intersection. More thorough treatment of the traffic element and it's related impacts must be done. WATER SYSTEM. Page 12 of the EIR, under Section F, "Growth Inducing Impact of the Proposed Project", discusses utilities which are "available to the proposed project". Olivenhain Municipal Water District makes service available to various projects only following a detailed hydraulic analysis encompassing all domestic, industrial, and fire demands that will be placed on the system based on the specific amount of water that will be required for the specific project. No representation expressed or implied has been made regarding the water availability. The Olivenhain Municipal Water District conducts master planning from time to time based upon General Plans in existence and other mapping and predictions that are available from various land planning agencies. The additional density proposed by this pre-zone and General Plan amendment has not been considered by the Olivenhain Municipal Water District as of this date, in fact, as near as I can determine, no one has contacted the Olivenhain Municipal Water District in regards to water supply in relation to this EIR. In addition, on Page 12, the EIR says that service lines sufficient to serve the proposed project exist in Rancho Santa Fe Road. While it is true that a service line exists in Rancho Santa Fe Road, it's ability to supply all of these projects has not been studied. Extensive on-site and ofr-site facilities to serve the properties in the proposed annexation will be necessary. The exact extent of those facilities must be determined through detailed hydraulic analysis, as mentioned before. As a matter of information, there are no potable water supply wells i.n the area covered by the proposed annexation as the water is of very poor quality. The Olivenhain Municipal Water District wishes to emphasize that there is no water availability or commitments to service until thorough studies have been conducted. Furthermore, the Olivenhain Municipal Water District shall remain opposed to the annexation until a more thorough traffic study is completed C C Ms. Catherine Nicholas City of Carlsbad -3-December 8, 1982 assessing the impacts on the intersection of Rancho Santa Fe Road and Olivenhain Roads and specifically the affects that the increased density will have on the property now owned and occupied by the Olivenhain Municipal Water District and the impact that the annexation will have on the water system. BH:db 7ii//4~ Bill Hollingsworth General Manager C C Ill. REVIEWING AGENCIES C C C C REVIEWING AGENCIES superintendent Encinitas Elementary School District Encinitas, CA 92024 LAFCO Environmental Coordinator 1600 Pacific Highway, Room 452 San Diego, CA 92101 California Native Plant Society San Diego Chapter Environmental Tech. Comm. P.O. Box 985 National City, CA 92050 Leucadia County Water District 1959 El Camino Real Leucadia, CA 92024 San Marcos County Water District 788 w. Encinitas Road San Marcos, CA 92069 SJillDAG Attn: Intergov. Relations 1200 3rd Ave., Suite 524 San Diego, CA 92101 Dr. Johns. Bradshaw Environmental Studies Lab. University of San Diego Alcala Park San Diego, CA 92110 San Diego Co. Arch. Society c/o Carol Walker 237 Fowles St. Oceanside, CA 92054 state Clearinghouse 1400 Tenth St., Room 121 Sacramento, CA 95814 San Diego Gas & Electric Co. P.O. Box 1831 San Diego, CA 92112 Kathy Letola County of San Diego Environmental Analysis Div. 9150 Chesapeake San Diego, CA 92123 San Diego Regional Water Quality Cont. Board 6154 Mission Gorge Rd. suite 205 San Diego, CA 92120 Archaeological Fellowship San Diego State University San Diego, CA 92115 Olivenhain Municipal Water District 1966 Olivenhain Rd. Encinitas, CA 92024 Farm Advisor County Operations Center 5555 Overland, Bldg. 4 San Diego, CA 92123 Costa Real Water District c/o Jack Kubota & Associates P.O. Box 1095 Carlsbad, CA 92008 Bill Berrier, Superintendent San Dieguito Union High School District 2157 Newcastle Ave. Cardiff, CA 92007 Mike Alberson San Diego eo. Air Pollution Control District 9150 Chesapeake San Diego, CA 92123 C C IV. NOTICES C C C C NOI'ICE OF PUBLIC HEARING ,-'1 --------------------- NCYrICE IS HEREBY GIVEN tr.at the Planning Commission of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 7:00 p.m. on Wednesday, April 13, 1983,. to consider approval of a resolution recommending certification of a draft environmental impact report, a general plan wnendment designating residential low (RL, 0-1.5 du/ac): residen- tial low-medium (RLM 1• 0-4 du/ac), open space (OS) and neighborhood corrrnercial (N) land uses and preannexational zoning of R-1-15,000! R-1-10,000, C-2 (general commercal) and 0-S (open space) on property generally located in two separate areas contiguous to the city's southern and eastern boundaries. Three-hundred ninety-five acres of the project is located south of Olivenhain Road, east and west of Rancho Santa Fe Road, adjoining the city's southerly boundary. A remaining 80 acres are located approximately one mile east of the intersection of La Costa Avenue and Rancho Santa Fe Road, adjoining the city's easterly boundary and rrore particularly described as: Portions of Lots 6_. 13, 14 and 15 of the sulxlivision of Rancho Las Encinitas, according to Map thereof No. 848, filed in the Office of the County Recorder. June 27, 1898. Those persons wishing to spea.~ on this proposal are cordially invited to attend the public hearing. If you have any questions please call the Land Use Planning Office at 438-5591. CASE FILE: APPLICANT: PUBLISH: EIR 82-3/GPA-67(D)/ZC-275 W)()LLEY April 2 r 1983 CITY OF CARLSBAD PLANNING COMMISSION t I cp ~ C C C NCYI'ICE OF COMPLEl'ION OF DFAFT ENVIroNMENTAL IMPACT REPORI' NCYI'ICE IS HEREBY GIVEN '!HAT the City of Carlsbad has prepared a draft environmental irrpact report in accordance with the Environmental Protection Ordinance of 1980 (Ord. 9557) regarding a General Plan Airendment and ultimate development of 475 acres of residential and a::mrercial property. 'Ihe project is located in two separate areas contiguous to Carlsbad's southern and eastern boundaries. 'Ihe majority of the project. approximately 395 acres, is located south of Olivenhain Road, ea.st and west of Rancho S:mta Fe Poad, adjoining the City's southerly roundary. 'Ihe remaining 80 acres are located approxim3.tely one mile east of the intersection of La Costa Avenue and Fancho S:mta Fe R:>ad, adjoining the City's easterly boundary. 'llle original draft EIR for the Woolley Annexation is available for public revie1r1 fran October 20, 1982 to December 8, 1982. 'Ihe original draft EIR is on file with the City of Carlsbad Land Use Planning Office and Carlsbad Public Library and will be available for public revie1r1 and carment until December 8, 1982. All cx:mrents shall be suhnitted to the Land Use Planning Manager in writing. CA~ FILE: EIR 82-3 APPLICANT: PUBLI ffi DATE: Ioger Woolley October 23, 1982 OCEANSIDE J / HWY 78 &llEN.\ VIST,1 l :-c,~ LAGOO!•;:-,--..~--,___ _ ,;.:'1 I ..-i-~1/1------I ,, '"/.,,......._ -•. (-;;;,-· .. L-----. rJ "cJ'\' LA< 1,..r -~)~i:1,l;!• U•E...ji::r <, • CALAYUIA ~ SCALE -CITY OF CARLSBAD P/\CIFIC OCEAN IGUUt!S DAM L. __ ,;g-, • '-:;> I I L_-,. ; HEO:ONDA I .. GOC~ I·.· ..LI I. ,,----I"" u .. ~ L<;.~R_LJi,~ . -~-~--:.~-:.:l .. /''' \~~)~' \ LA COST LAGOON. , \ \ ~ \_ __ _ PROPOSED' AREAS OF /iNNC:XATION ~ C C DEVELOPMENTAL SERVICES D Assistant City Manager (714) 438-5596 D Building Department (714) 438-5525 D Engineering Department (714) 438-5541 D Housing & Redevelopment Department 3096 Harding St. (714) 438-5611 ) Citp of <ttarlsbab 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 ~lannlng Department (714) 438-5591 PUBLIC NOrICE OF PREPARATION PLEASE TAKE NarICE: 'Ihe Planning Department of the City of Carlsbad intends to prepare an Environmental Impact Report for the following project: Project Description: Proposed General Plan Amendment to the Land Use Element of the city of Carlsbad General Plan and the possible annexation of approximately 475 acres. 'Ihe property is proposed to be designated for eventual residential developnent, open space and a limited am::>unt of neighborhood corrmercial uses. Project address/IQcation: 'Ihe subject property is located in t1t.0 separate areas contiguous to Carlsbad's southern and eastern boundaries. 'Ihe majority of the project area, approximately 395 acres, is located south of Olivenhain Road, east and west of Rancho Santa Fe Road, adjoining the city's southerly boundary. 'Ihe remaining 80 acres is located approximately one mile east of the intersection of La Costa Avenue and Rancho Santa Fe Road. ~gnificant Impacts: Fotential impacts on traffic circulation, biological resources, cultural resources, drainage and water quality, grading and public services will be addressed in the Environmental Impact Report. we need to know your ideas about the effect this project might have on the environment and your suggestions for ways the project oould be revised to reduce or avoid any significant environmental damage. Your ideas will help us decide what issues to analyze in the environmental review of this project. Your corrments on the environmental impact of the proposed project may be sul::mitted in writing to the Planning Department, 1200 Elm Avenue, Carlsbad, CA 92008, no later than August 12, 1982. DATED: June 18, 1982 CASE NO: EIR 82-3 APPLICANT: \IDLLEY PUBLISH DATE: JUNE 23, 1982 ~ Land Use Planning Manager ND 3 5/81 C C C () NOTICE OF PREPARATION OF A DRAFT EIR FOR THE WOOLLEY ANNEXATION I. PROJECT DESCRIPTION \ ) The Woolley project is a proposed General Plan Amendment to the Land Use Element of the City of Carlsbad General Plan and the possible annexation of approximately 475 acres. The property is proposed to be designated for eventual residential development, open space and a limited amount of neighborhood commercial uses. II. PROJECT LOCATION The Woolley Annexation project is located in two separate areas contiguous to Carlsbad's southern and eastern boundaries. The majority of the project area, approximately 395 acres, is located south of Olivenhain Road, east and west of Rancho Santa Fe Road, adjoining the City's southerly boundary. The remaining 80 acres is located approximately one mile east of the intersection of La Costa Avenue and Rancho Santa Fe Road. (Figure 1) III. PROBABLE ENVIRONMENTAL EFFECTS OF THE PROJECT A. Traffic Circulation The number of trips which will be generated by the proposed project has not yet been determined. Due to the large project area, however, surrounding roadways and intersections may be affected. The potential impacts of the proposed S.A. 680 on the subject. property will also be analyzed. B. Biological Resources Native vegetation on much of the property is relatively undisturbed. Coastal mixed chaparral habitat, with its associated sensitive plant species, is an area of primary concern on the steep north-facing slopes. The Encinitas Creek traverses portions of both properties and is another resource area of biological concern. C. Cultural Resources A pr~vious Environmental Impact Report located and recorded several archaeological sites on a portion of the subject property. Since the balance of the project site is in a generally undisturbed state and in close C C C D. proximity to recorded archaeological sites, it is quite possible that similar resources exist on this property. Drainage and Water Quality The major portion of the project site drains into Batiquitos Lagoon. Both the lagoon and F.ncinitas Creek would be subject to potential degradation from sediment and urban pollutants. R. Grading Ultimate development of the project site may necessitate considerable alteration of topography and landform potentially impacting the visual quality and-resources of the area. F. Public Services The areas proposed for annexation are not presently within the sphere of influence of the city's General Plan. Ultimate development of the project site, therefore, may create the demand for new facilities or impact those existing. Lead Agency -City of Carlsbad 1200 Elm Ave. Carlsbad, CA 92008 Contact Person -Catherine Nicholas Response Time -Please submit comments by August 12, 1982 . .......... .. .....,....... -,, ""' . . ...... __ , ·-·-·•·· ---··--·-....·~---·· -~-•• ··' ··-·-·"• • ···-·--· ~ .... , .... , ........ 4 ......... , ••••• -...... .-. ---~---· C C V. DRAFT EIR C ( C ENVIRONMENTAL IMPACT REPORT FOR THE WOOLLEY ANNEXATION EIR 82-3 Prepared for CITY OF CARLSBAD 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 Prepared by RECaJN Regional Environmental Consultants 1094 C.-., Place Suile 204 San Diego. CA 92110 27S-3732 RECON NUMBER R-1364 MARCH 2 2, 1 9 8 3 c-· TABLE OF CONTENTS Page I. INTRODUCTION 1 I I. SUMMARY ANALYSIS 2 A. PROJECT DESCRIPTION 2 B. SUMMARY OF ENVIRONMENTAL ANALYSIS 7 c. Slet-.-llFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES AND ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED SHOULD THE PROPOSED PROJECT BE IMPLEMENTED 9 D. EFFECTS NOT FOUND TO BE Slet-.-llFICANT 10 D. THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND THE MAINTE- NANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY 1 1 E. GROWTH-INDUCING IMPACT OF THE PROPOSED PROJECT 12 r· "' F. PROJECT ALTERNATIVES 13 1 • No Project 13 2. Delay of Project 13 3. Increased Open Space 14 4. Alternative Land Use Classifications 14 I I I • ENVIRONMENTAL ANALYSIS 1 5 A. TRAFFIC CIRCULATION 15 B. LAND USE 20 c. AESTHETICS 23 D. NOISE 25 E. AIR QUALITY 29 F. ARCHAEOLOGY 35 G. BIOLOGICAL RESOURCES 39 H. COMMUNITY SERVICES 51 C I. ENERGY 56 C (" TABLE OF CONTENTS (continued) J. HYDROLOGY AND WATER QUALITY K. GEOLOGY L. SOILS/AGRICULTI.JRAL RESOURCES IV. CERTIFICATION v. PERSONS AND AGENCIES CONSULTED VI. REFERENCES CITED Append X A: Append X B: Append X C: Append X D: Append X E: Append X F: Figure 1: Figure 2: Figure 3: Figure 4: Figure 5: Figure 6: Figure 7: Figure 8: Tab I e 1: Table 2: Table 3: Table 4: APPENDICES Project Data Air Quality Data Traffic Analysis Noise Vascular Plant List Archaeology Survey Report FIGURES Project location in San Diego County Project location on USGS quadrangle Proposed general plan land use designations Major traffic circulation in the project vicinity County land use designations for the subject property Vegetation map of the study area Reconmended biological open space areas Location of soi I groupings within the subject property TABLES Existing and Projected Roadway Conditions and Traffic Adjacent to the Subject Parcels Land Use Suitabi I ity in Noise Impact Areas Arrt>ient Air Qua I ity Standards Applicable in California Air Quality Data for the Oceanside Monitoring Station Page 58 61 64 69 70 71 3 4 5 16 21 40 49 67 17 26 30 3 1 Table 5: Table 6: Table 7: Table 8: Table 9: Table 10: Table 11: Table 12: Table 13: Table 14: Table 15: Table 16: TABLE OF CONTENTS (continued) Summary of Emissions from the Proposed Project Archaeology Sites in the Project Vicinity Mammal Species Identified Birds Observed Reptile and Amphibian Species Observed Sensitive Plant Species Observed or Expected in the Study Area Explanation of California Native Plant Society Code Sensitive Wildlife Species Occurring or Expected to Occur on the Subject Property Utility Demands for Development Under San Dieguito Community Plan and Proposed Carlsbad General Plan Schools Serving the Project Site Energy Demands for Development Under the San Dieguito Community Plan and Proposed Carlsbad General Plan Listing of Soils Occurring Within the Subject Properties 33 37 41 42 43 46 47 48 52 53 56 66 (~ I. INTRODUCTION This environmental impact report (EIR) has been prepared according to the requirements set forth by the City of Carlsbad and the California Environmental Quality Act (CEQA) of 1970, as amended. It is an informa- tional document intended for both the decision maker and the public and, as such, it represents the relevant information concerning the proposed Woolley Annexation project. This document incorporates information pre- sented in two previous EIRs prepared for the County of San Diego concern- ing two properties within the project site (GPA 81-02 and EAD 81-8-97). The project involves the processing of a general plan amendment (GPA), prezone, and annexation for two distinct land parcels totaling 475 acres located in the County of San Diego adjacent to the City of Carlsbad's southern and eastern boundaries. The project site consists of a northern 80-acre parcel and a larger 395-acre parcel. Both parcels are located for the most part to the east of Rancho Santa Fe Road in the county's San Dieguito community planning area. Upon completing an initial study for the proposed actions, the City of Carlsbad planning staff determined that the project could have a sig- nificant impact upon the environment and, therefore, an E IR would be required to satisfy the requirements as specified in CEQA. The potentially significant issues identified as a result of the initial study have been addressed in this E IR. They include traffic circulation, archaeology, biological resources, aesthetics, air quality, community services, noise, energy, soils, agricultural resources, hydrol- ogy, and geology. For each major topic under analysis, a discussion is presented of the existing conditions, the potential or probable impacts, and mitigation measures. Significant environmental effects which cannot be avoided if the project is implemented are also identified within the mitigation section under each topic. Cumulative impacts found to be sig- nificant are described in the impact discussion under each issue topic. The requirements described in the State CEQA Guidelines, Title 14, Article 9, of the California Administrative Code, were followed in the preparation of the E IR. A brief summary of the proposed project and its consequences are contained within the Summary Analysis section of the re- port as required by Section 15140 of the guidelines. In accordance with Section 15142, a description of the environmental setting both on and adjacent to the proposed project site is given in the existing conditions of the Land Use section. The relationship of the proposed project to the surrounding area projects and land uses is evaluated in the Land Use, Traffic, Community Services, and other appropriate sections. Other topics required by Section 15143 of the guidelines which de- scribe the environmental impacts of the project occur in the report as outlined in the Table of Contents. Technical supporting material refer- enced in this text is included in the appendices. This EIR will be used by the City of Carlsbad in actions regarding the requested GPA, prezone, and annexation request. Further, annexation will require approval by the Local Agency Formation Commission ( LAFCO). 1 (_ II. SUMMARY ANALYSIS A. PROJECT DESCRIPTION 1. Project Location The project site, which consists of two discrete parcels, is located in the County of San Diego north of the community of Olivenhain (Figure 1). The larger parcel (395 acres) borders the southern boundary of the City of Carlsbad straddling Rancho Santa Fe Road immediately south and east of its intersection with Olivenhain Road. The smaller parcel (80 acres) lies approximately one-half mile north of the larger parcel, adjacent to the eastern boundary of the City of Carlsbad (Figure 2). 2. Environmental Setting The parcels are characterized by a broad, flat ridge with several drainages. The major drainage, Encinitas Creek, begins within the smaller, northern parcel and passes through the western portion of the southern parcel in a west-southwesterly direction. Elevations on the northern parcel range from about 375 feet above mean sea level (MSL) in the southern portion of the parcel to about 680 feet above MSL in the northeastern corner. In the southern parcel, elevations range from 100 feet above MSL in the western portion of the property to 320 feet in the southeastern corner. C A 100-foot-wide power line easement passes across a portion of the northern parcel in a southeasterly direction (Siino, SDG&E, 8/ 27 /82). Rancho Santa Fe Road crosses the westerly portion of the southern parcel and lies approximately 2,400 feet west of the northern parcel. With the exception of approximately 20 greenhouses located in the east-central portion of the southern parcel and miscellaneous struc- tures adjacent to Olivenhain Road, the property is essentially vacant. East of the parcels, the land is primarily used for livestock grazing. South of the larger parcel, the land is developed as single-family hous- ing, forming a portion of the community of Olivenhain. The land immedi- ately adjacent to the north and west of the parcels lies within the City of Carlsbad's planned community of La Costa. This area is currently identified within the Carlsbad Land Use Plan ( 1981) as low density resi- dential (0-1.S dwelling units per acre [du/ac]) and low-medium density residential (0-4 du/ac). A tentative subdivision map (Vista Santa Fe) has been approved by the city for the area designated low-medium resi- dential (City of Carlsbad 1980 :map). 3. Characteristics of the Project The project comprises a GPA to allow development of the prop- erty under low density, medium-low density, open space, and commercial uses; prezoning of the property to O-S, R-1-10, R-1-20, and C-1; and annexation of two separate parcels of land totaling 475 acres (Figure 3). In addition, the project will require an amendment to Carlsbad's Sphere C of Influence. 2 R-1364 n • Fallbrook n • Borrego Ocotillo Wells Encinitas -z. I ~ z Del Mar ::i ·r ·--~~--t---t--+----+---+------4-+-~ 'ii: UJ D. :; i...--,,,.,;_ ~ ...... I I I RECaJN FIGURE 1. THE LOCATION OF THE PROJECT WITHIN SAN DIEGO COUNTY. RECaJN====;: .. C C C ------- FIGURE 2. PROJECT LOCATION AS SHOWN ON USGS 7 .5 MINUTE SERIES TOPOGRAPHIC MAP, RANCHO SANTA FE QUADRANGLE. RECCDN R-1384 RLM -0 SCHOOL RLM 1000 0 ----FEET e RL RL OS OPEN SPACE RL LOW DENSITY RESIDENTIAL (0-1.5 D.U./ ACRE) RLM LOW-MEDIUM DENSITY RESIDENTIAL (0-4 D.U./ ACRE) RM MEDIUM DENSITY RESIDENTIAL (4-10 D.U. /ACRE) RMH MEDIUM HIGH DENSITY RESIDENTIAL ( 10-20 D.U. /ACRE) GENERAL PLAN LAND USE DESIGNATIONS AND PREZONING FOR THE SUBJECT PROPERTIES. ~~-----------------------_. _______ PECQJN _ __. R-1364 C The prezone, GPA, and annexation of the subject parcels to the City of Carlsbad would increase the allowable maximum density of 779 dwelling units, as identified within the San Dieguito Community Plan (County of San Diego 1981:map), and approximately 19 acres of open space along Encinitas Creek west of Rancho Santa Fe Road to 1,240 dwelling units, 9.5 acres of commercial space, and 12.8 acres of open space along the creek. The minimum residential lot size as prescribed by the City of Carlsbad R-1-10 and R-1-20 zones would be 10,000 square feet and 20,000 square feet, respectively. It is anticipated that the commercial portion of the project would be developed as neighborhood or community commer- cial. C-1 zoning is proposed by the applicant (Nicholas, City of Carlsbad, 8/ 10/82). 6 C C B. SUMMARY OF ENVIRONMENTAL ANALYSIS 1. Agricultural Resources Any development on the property will effectively eliminate up to 450 acres of usable farm and grazing land. The land use would be per- manently altered to those typical of urbanized areas. Since the property does not have a significant amount of prime agricultural soils and is not within an agricultural preserve, no significant impacts on prime agri- cultural lands are anticipated. 2. B lologlcal Resources Development of the property will significantly impact the grassland and chaparral communities on the property. In that the grass- land area will be significantly reduced, the populations of associated wildlife will also be affected (e.g., raptors and black-tailed gnat- catcher). To the extent that the development would remove a portion of the coastal mixed chaparral community and encroach into the mesic area along Encinitas Creek, significant effects upon the sensitive plant and wildlife species (e.g., San Diego horned lizard and Del Mar manzanita) associated with those habitats can also be expected. If the "increased open space" alternative were selected, impacts to biological resources could be reduced to an acceptable level. 3. Archaeology Seven cultural resource sites may be impacted by development on the subject parcels. These impacts would result from grading, fill- ing, erosion, or inadvertent disturbance to surface or subsurface compo- nents of the sites. Two potential mitigation measures are proposed: preservation or data recovery. 4. Noise A potentially significant impact from traffic-generated noise on the proposed residential portion of the plan adjacent to Rancho Santa Fe Road south of Olivenhain Road could occur. Recommended mitigation alternatives include the construction of a noise attenuation barrier between Rancho Santa Fe Road and the proposed dwelling units; siting any dwelling units back from the roadway such that the noise would be ade- quately attenuated by the distance alone; and using special construction and insulation techniques to attenuate interior noise to 45 dBA or less. s. Traffic Willdan Associates report that a total of 20,000 average daily trips will be generated if maximum development occurs as specified under the proposed City of Carlsbad General Plan ( see Appendix C). These trips will primarily affect Rancho Santa Fe Road north of Olivenhain Road and Olivenhain Road to the west. It is anticipated that the upgrading of Rancho Santa Fe Road and Olivenhain Road can adequately accommodate the anticipated increase in traffic resulting from future development of the subject property. 7 C C C 6. Air Quality Future development of the parcels will result in an incremen- tal increase to basinwide accumulation of air pollutants. Development under the proposed City of Carlsbad land use designations will increase the use of energy and subsequent pollutant emissions beyond those antici- pated by the Regional Air Quality Strategies (RAQS). In that this repre- sents an unanticipated increment, the impact to the RAQS must be consid- ered significant. 7. Community Services The Leucadia County Water District (LCWD) presently has commitments greater than its capacity to process sewage. However, it is still accepting hookup applications for two reasons: ( 1) the actual number of hookups is less than the capacity and (2) the district is pur- suing alternatives to increase capacity. The status of annexation to the district is unresolved, which only affects the separate northern parcel of the project. Because of LCWD's program pursuing increased capacity and an underuse of the current capacity, no significant impacts are anticipated. Schools that would serve the residents of the project site are presently over capacity. Although the districts would allow the additional student population from the subject properties to attend the schools, a significant overcrowding problem could occur. Therefore, the addition of 943 new students that would live within future residential subdivisions of the project site would represent a significant impact on the various schools serving the project. 8. Visual Aesthetics The development of the subject property would include 371 acres of residential land use and 12 acres of commercial use. Develop- ment of the subject parcels would result in significant landform altera- tion and a significant change in the character of the area from rural to urban. Preservation of the high-visibility slopes in natural open space, combined with daylight grading techniques and rounding manufactured slopes to blend with the natural topography, could minimize visual impacts of future projects. 9. Geology Any development on the subject parcels will be impacted by potential hazards resulting from possible landslides, secondary seismic effects, and liquefaction. A detailed geotechnical study should be pre- pared prior to any development that would outline any special engineering measures that would be required for development. 10. Hydrology and Water Quality Development will result in increased runoff and sediment load and altered chemical content of runoff. Recommended mitigation includes control of grading activities, landscaping, energy dissipaters, siltation and retention basins, and control of chemical discharges. 8 C C C C. SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES AND ADVERSE ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED SHOULD THE PROPOSED PROJECT BE IMPLEMENTED 1. Biological Resources Any development on the subject parcels will result in the loss of biological resources on the properties. The significance of this loss will depend upon the specific development plans proposed for the parcels. If the "increased open space" alternative is selected, virtu- ally all of the significant biological resources on the parcels will be preserved, resulting in minimal impacts. 2. Topographic Alteration Any future development on the subject parcels will have an unalterable effect upon the natural landform resulting from grading of pads and access roads. 3. Air Quality Air quality impacts are significant only on a regional basis. Any development that occurs which results in the emissions of measured pollutants will add to the cumulative concentrations within the San Diego Air Basin. 9 C C D. EFFECTS NOT FOUND TO BE SIGNIFICANT 1. Land Use The community of Olivenhain, south of the subject parcels within the County of San Diego, and the community of La Costa, within the City of Carlsbad to the north and west, are rapidly developing residen- tial areas in the project vicinity. In addition to increasing the resi- dential density comparable to neighboring plan designations in Carlsbad, the project proposes a neighborhood commercial area adjacent to the intersection of three major roads. Therefore, a significant impact is not anticipated since the proposed land uses for the two parcels will be compatible with adjacent land uses. 2. Utilities and Energy Development on the subject parcels will result in an incre- mental increase in the demand for utilities, which will contribute to a cumulative impact in the area. However, the anticipated demand is not expected to exceed comparable developments within other areas of the San Diego region. San Diego Gas & Electric facilities are not expected to be significantly impacted as a result of implementation of a project. The continued availability of gas and electric energy to serve the proposed project is dependent on the supply of fuel and other essential materials and on obtainment of governmental authorization to construct facilities required. 3. Agricultural Resources The subject parcels are not considered to have a significant amount of prime agricultural soils and the property is not within an agricultural preserve. Therefore, the loss of agricultural resources is not considered significant. 1 0 C C C E. THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN~ ENVIRONMENT AND THE MAINTENANCE AND ENHANCE- MENT OF LONG-TERM PRODUCTIVITY Although approval of the annexation and other discretionary ac- tions would not, in itself, result in the approval and implementation of any development plans, it would commit the subject property to future residential and/or commercial uses. The effect of such a commitment should be considered in terms of both its short-and long-term effects. Short-term effects would occur during future construction phases of the proposed project and include increased dust, noise, and erosion and sedimentation resulting from grading activities. Long-term effects of project implementation include the physical alterations of the site and the impacts associated with occupation of the proposed development. Physical alterations include a reduction of open land in order to provide living space and commercial opportunities for new residents, alterations to the existing topography, loss of poten- tially suitable agricultural lands, and modification of existing biologi- cal resources, including the partial loss of a sensitive biologic habi- tat, coastal mixed chaparral. Impacts associated with occupation of the proposed development include increases in traffic levels with concomitant increases in noise and air pollution emissions. In addition, all public service agencies would experience an increase in the demand for their services. An additional long-term effect of the project would be the pro- vision of housing for a rapidly expanding regional population. Asso- ciated economic impacts which could occur include an increase in land values, an expanded tax base for municipal improvements, and an economic market for local businesses. However, there will be coincident increases in service demands. The long-term support of a rapidly expanding population should be examined with respect to the ability of the region to supply adequate services in the future. Energy has been, and will continue to be, a critical resource necessary for the maintenance of both residential and industrial growth. Implementation of energy conservation measures be- comes increasingly important as the demand for energy approaches the available supply and as the cost of energy continues to increase. Simi- larly, water in the San Diego region is becoming an increasingly scarce resource. Lack of potable water may limit the ability of the region to support the rapidly increasing population. Future agricultural produc- tion in the region would experience a decline if water resources, by necessity, were diverted to residential and industrial uses. 11 C C F. GROWTH-INDUCING IMPACT OF THE PROPOSED PROJECT Growth inducement results in cumulative impacts on the existing environment and is, therefore, generally a function of the presence or absence of existing utilities and municipal or public services in a given area. Theoretically, the provision of such services in an unserviced area can facilitate growth between the newly serviced area and the commu- nity from which the services were extended. Public services and utilities are available to the proposed proj- ect. The property lies within the LCWD (sewer) and the Olivenhain Munic- ipal Water District (OMWD) (water). Service lines to serve the proposed project exist in Rancho Santa Fe Road. Before water service will be supplied to a specific development, OMWD requires a complete hydraulic analysis to determine what facilities on-site and off-site will be required and if OMWD can supply the water. Although the LCWD is currently operating at its treatment capacity, it is pursuing several concepts to increase its capacity. It should be noted that expansion will probably occur whether or not the proposed project is approved. Fire protection services would be provided by the Carlsbad Fire Depart- ment, and police protection would be provided by the Carlsbad Police Department, neither of which would be significantly impacted. The southern parcel lies within the County of San Diego 1985 Current Urban Development Area and is contained within the San Dieguito community planning area. The northern parcel is also in the San Dieguito community planning area; however, it is within the estate development designation. In addition to the existing development located adjacent to the southern project boundary, two proposed residential projects have been recently approved on land located north and west of the project site: 1. Vista Santa Fe. Approved by the City of Carlsbad, this proj- ect will construct 650 residential units on land adjacent to the northern boundary of the southern parcel. 2. Vista Del Rio Encinitas. Approved by the County of San Diego, this project is located on the west side of Rancho Santa Fe Road adjacent to the southern parcel. It proposes the development of 187 residential units. The implementation of these two projects will result in the construction of a total of 837 units (RECON 1982:25). In addition to these approved projects, land within the eastern portion of the southern parcel, Rancho Verde, was disestablished as an agricultural preserve in 1981 and subsequently redesignated for residential uses ( 1 du/ ac) by the County of San Diego (GPA-81-02) (RECON 1981). The proposed project is part of the ongoing development in this portion of the county and, therefore, is not considered growth-inducing. 12 C G. PROJECT ALTERNATIVES Four basic alternatives are discussed for the proposed project that could reduce the anticipated impacts. These are no project, delay of project, increased open space, and alternative land use classifica- tions. 1. No Project The no project alternative has been subdivided into two pos- sible interpretations: development as allowed by the existing 13 lots (without any discretionary approvals) and development under the San Dieguito Community Plan (County of San Diego 1981). a. No Development. The no development interpretation would not preclude any development in that the construction of a single-family residential structure could occur on each of the existing lots without discretionary approval. This alternative would allow development of 13 residential units. This alternative could significantly reduce the im- pacts identified in the environmental analysis portion of this document. The retention of the existing land uses would allow the continuation of the existing greenhouse operations and could encourage expanded operation of greenhouses. Additionally, this alternative would allow agricultural use of the remainder of the land. b. Development Under the San Dieguito Community Plan. This alternative assumes that annexation to the City of Carlsbad does not occur; however, development could occur under the existing County of San Diego Land Use Plan as specified within the San Dieguito Community Plan (County of San Diego 1981). Under this alternative, a maximum of 779 residential units could be built or 63 percent of the number could be developed under the proposed land use designations. Under this alter- native, no commercial development would occur. The specific public utility and community service demands of this alternative would be proportionally less than those identified within the Environmental Analysis section of the report. Site-specific impacts, including biology, archaeology, air quality, and topography and visual aesthetics, would not be reduced to a level of insignificance. Traffic impacts upon the major street system will be lessened due to the reduction in number of dwelling units and the elimination of the commercial development. The denial of the annexation to the City of Carlsbad will reduce the housing inventory within the city. This alternative would also result in a loss of revenue associated with residential and commer- cial development to the city. 2. Delay of Project The LCWD presently is accepting sewer hookup applications; however, its commitments are greater than its capacity. The annexation to the City of Carlsbad, in itself, will have no effect upon the avail- ability of the service. The delay of development would allow time for 1 3 C C C the LCWD to plan for and acquire additional treatment capacity. Other future impacts identified within the Environmental Analysis section will not be substantially changed, though the ultimate effects would be delayed. 3. Increased Open Space The land use designations provide for approximately 12.8 acres of open space west of Rancho Santa Fe Road. The land use plan for the City of Carlsbad shows an open space area beginning immediately north of the southern parcel, extending northeastward to the eastern boundary of the city. Approval of the proposed land uses would effectively sepa- rate open spaces. A corridor connecting these two areas could add to the significance of these natural areas. Preservation of additional sensitive habitat areas (approxi- mately 150 acres), primarily coastal mixed chaparral, as shown in Fig- ure 7, could preserve a number of rare and endangered plant and animal species, including Del Mar manzanita, San Diego thornmint, black-tailed gnatcatcher, and San Diego horned lizard. If it is determined that additional open space should be maintained, densification of developable areas could occur such that no reduction in the allowable residential would occur. 4. Alternative Land Use Classifications The only reclassification of land use which would lessen the anticipated impacts would be to reduce the allowable residential develop- ment; specifically, to reclassify RLM to RL. This would result in a reduction in the maximum allowable density from 1,240 dwelling units to 460 dwelling units. The difference in the number of dwelling units will proportionally reduce the energy, utility, and community service demands of future projects. A second alternative would be to redesignate the commercial acreage as residential. This would result in the addition of 38 dwelling units under a low-medium density classification (with a maximum density of 4 du/ ac) or 14 dwelling units under a low density classification (with a maximum density of 1. 5 du/ ac). This alternative would also reduce future impacts to traffic, energy, utilities, and community services. A third alternative would be to increase the amount of com- mercial acreage and include an industrial area. However, these land uses would create significantly greater impacts to traffic, air quality, land use, aesthetics, some community services, and water quality. Therefore, this alternative is not considered a viable choice. 14 C. C Ill. ENVIRONMENTAL ANALYSIS A. TRAFFIC 1. Existing Conditions Traffic is a major consideration in evaluating the effects of the proposed project. Therefore, Willdan Associates were requested to prepare a traffic study analyzing these effects. This section summarizes their report, which appears at the rear of this document as Appendix C. Major access to the southern parcel is by way of Rancho Santa Fe Road from the north and south and by Olivenhain Road from the west. A minor access exists to the southern parcel via 13th Street, an unimproved road in Olivenhain south of the project site. The northern parcel is approximately one-half mile east of Rancho Santa Fe Road and is accessed from Rancho Santa Fe Road by a dirt road along the power line easement. Access is also available through a network of roads south of the parcel. From the subject parcels northward, Rancho Santa Fe Road con- nects with La Costa Avenue, Palomar Airport Road, and State Route 78; to the south, Rancho Santa Fe Road connects with El Camino Real and Inter- state 5 by way of Manchester Avenue. Olivenhain Road westward from the southern parcel connects with El Camino Real (Figure 4). The present average daily traffic (ADT) along Rancho Santa Fe Road south of Olivenhain Road is 4,500 and north of Olivenhain Road is 8,700; while along Olivenhain Road west of Rancho Santa Fe Road, it is 10,000 ADT (see Appendix C). The existing design capacities of Rancho Santa Fe and Olivenhain roads are approximately 7,000 to 10,000 ADT and 7,000 ADT, respectively. Major circulation improvements are planned to occur in the project vicinity as development in the area progresses. Among the circu- lation alterations which would affect the project area are the widening of Olivenhain Road and Rancho Santa Fe Road north of Olivenhain Road, as indicated in the Circulation Elements of the City of Carlsbad General Plan (City of Carlsbad 1982) and San Diego County General Plan (County of San Diego 1979a). These streets would become major roads characterized as divided four-lane highways with access and parking controlled as necessary. These improvements will ultimately result in capacities of between 20,000 and 40,000 ADT for both roads. The existing and projected traffic volumes for major roads in the project vicinity are summarized in Table 1. Highway 680 has been proposed in the project vicinity. This major road would be coincident with Olivenhain Road and Rancho Santa Fe road to O. 3 mile south of the southern parcel, where it would continue eastward. Currently, this road is identified on the Circulation Element of the county general plan (County of San Diego 1979a). In fact, several subdivisions in the project vicinity which are located across the align- ment have prescribed a right-of-way for Highway 680 on their approved tentative maps. However, this road is very controversial and has been deleted and reinstated from the Circulation Element several times. 15 CINITAS C PROJECT LOCATION ~ 4000 0 8000 ----------FEET C FIGURE 4. MAJOR TRAFFIC CIRCULATION IN THE PROJECT VICINITY. L:::===::::::=:::::::::==:::=:::=::::::::::::::::::::::::::::::=RECmN=;:=~ R-1384 n TABLE 1 EXISTING AND PROJECTED ROADWAY CONDITIONS AND TRAFF IC ADJACENT TO THE SUBJECT PARCELS Roadway Segment Rancho Santa Fe Road north of Olivenhain Road south of Olivenhain Road Olivenhain Road west of Rancho Santa Fe Road Existing ADT* 8,700 4,500 10,000 Existing Capacity (ADT)t 7,000-10,000 7,000-10,000 7,000 Existing ADT plus Project ADT San Dieguito City of Community Plan Carlsbad GPA 12,600 17,700 5,800 7,500 13,400 18,000 Total Projected ADT by year 2000* 34,000 7,000 40,000 Projected Roadway Capacity 40,000 7,000 40,000 NOTE: The ultimate design for Olivenhain Road and Rancho Santa Fe Road within the alignment of proposed SR-680 may change depending upon county and state designs. *See Appendix C. tCenters, San Diego County Department of Public Works, Traffic Engineering, 4/8/81 C (' C Melrose Avenue was proposed through the northern parcel; how- ever, the San Diego County Board of Supervisors deleted it from the Cir- culation Element when they deleted Highway 680. Although Melrose Avenue is depicted in the Carlsbad general plan, present recommendations indi- cated in the recent Carlsbad circulation study (Willdan Associates 1982) call for terminating Melrose Avenue at Rancho Santa Fe Road within the City of Carlsbad. Therefore, there is currently no major access route proposed within or adjacent to the northern parcel. 2. Impacts Development of the subject properties under the San Dieguito Community Plan ( County of San Diego 1981: map) would generate approxi- mately 8,900 ADT, while development consistent with the proposed City of Carlsbad land use would result in 20,000 ADT (see Appendix C). Future project-generated traffic is expected to split such that 45 percent of the traffic (9,000 ADT) would proceed north on Rancho Santa Fe Road, 40 percent (8,000 ADT) would use Olivenhain Road to the west, and the re- maining 15 percent (3,000 ADT) would travel southward on Rancho Santa Fe Road. Table 1 shows the cumulative effect of adding the project traffic to the existing traffic and indicates that projected traffic volumes are within the capacity of nearby roads except for Rancho Santa Fe Road north of Olivenhain Road and Olivenhain Road/Highway 680. Impacts associated with Highway 680 have been addressed in the San Dieguito Circulation Element EIR. With a projected volume of 39,000 ADT and a capacity of 40,000 ADT, Rancho Santa Fe Road will require careful intersection analysis as specific projects in the area are proposed and before ten- tative map approval. The projected volume on Olivenhain Road/Highway 680 with the project is 44,000 ADT and without the project is 39,700 ADT. The traffic volume with the project will be over the 40,000 ADT capacity of the road while the volume without the project is very near the capa- city. It is anticipated that the intersection of El Camino Real and Olivenhain Road will operate at a level of service F, a forced flow situation, with or without the project. This level of service is gen- erally considered unacceptable and is a significant impact. However, this impact will be significant without the project as well, since the project will only increase the total traffic to this intersection by four percent. If Highway 680 is not constructed, the traffic volume on Olivenhain Road would be less than capacity at 35,000 ADT. This will result in a level of service C at the intersection of El Camino Real and Olivenhain Road. However, this could create congestion problems at other locations as specified in the San Dieguito Circulation Element draft EIR. Congestion and circulation problems could result at the intersection of Rancho Santa Fe and Olivenhain roads. It is anticipated that as many as 70,000 to 80,000 vehicles per day may use the inter- section which would result in a potentially significant impact. Based on the existing roadway system, the development of the parcels either under the San Dieguito Community Plan or under the 18 C C proposed City of Carlsbad General Plan land use designations will add significant traffic volumes to the roadways along Rancho Santa Fe Road north of Olivenhain Road and on Olivenhain Road west of Rancho Santa Fe Road. However, the impacts would be less under the existing plan. Additionally, it is expected that even with anticipated improvements to Rancho Santa Fe and Olivenhain roads, by the year 2000 these roadways will be near or at their designed capacities ( see Table 1). 3. Mitigation The mitigation with respect to project traffic lies in the improvement of the major roadway system as adjacent development takes place. To this end, it is recommended that the intersection of Oliven- hain Road and El Camino Real be widened to provide free right-turn lanes and multiple left-turn lanes on all approaches. Although this will im- prove circulation at the intersection, it will not reduce the impact to a level of insignificance. For the intersection of Rancho Santa Fe Road and Olivenhain Road, it is recommended that a traffic analysis be per- formed to assess specific internal and external street design and I ane circulation patterns. This should be completed prior to the approval of a tentative map for the commercial center or when the Rancho Santa Fe or Olivenhain Road is widened as part of residential development in this area. The implementation of results from this study could mitigate the potential impact to a level of insignificance. Presently, Rancho Santa Fe and Olivenhain roads are shown within the City of Carlsbad General Plan as four-lane divided streets. Improvement of roadways to acceptable standards could be a requirement of developments with the additional traffic demand. These developments may be adjacent to the affected streets or indirectly connected by collector streets. This could be accomplished using developer reimbursement agreements. Streets within any project should be designed to city stan- dards to accommodate both the anticipated traffic flows and vehicular parking. Adequate off-street parking should be provided within the resi- dential areas and the commercial area to insure that a minimum of curb- side parking is required. Additionally, it is expected that signaliza- tion of the intersection of Olivenhain Road and Rancho Santa Fe Road will be required. This will be provided when traffic warrants are met and funded by the Carlsbad Public Facilities Fee. Since Melrose Avenue will terminate at Rancho Santa Fe Road, it is recommended that access to the northern parcel be provided by a local collector street extending from the parcel to either La Costa Ave- nue or Mission Estancia to the west. Future residents should be encouraged to use alternate forms of transportation. This could be accomplished by providing bicycle lanes along major roadways and the provision of collector streets with adequate width to provide bus stops within the residential areas, as needed. 1 9 C C B. LAND USE 1. Existing Conditions The northern parcel is presently vacant and is predominantly covered by grassland and chaparral habitat, indicating recent agricul- tural operations and/or livestock grazing. A 100-foot-wide SDG&E power line easement runs through the northern portion of the parcel in a north- westerly direction. The property lies within land use designation 17 of the San Dieguito Community Plan, which allows estate-type development with a maximum housing density of 1 du/2 ac. With the exception of approximately 20 greenhouses located in the east-central portion of the southern parcel and miscellaneous struc- tures adjacent to Olivenhain Road, the property is predominantly vacant. The southern parcel is designated 2, 4, and 17 in the San Dieguito Commu- nity Plan ( County of San Diego 1981 :map) (Figure 5). These land use des- ignations allow maximum development densities of 1 du/ ac, 2.9 du/ ac, and 1 du/2 ac, respectively. If both parcels were developed under the pres- ent San Dieguito Community Plan, a maximum of 779 dwelling units could be constructed. Two EIRs have been prepared for properties within the south- ern parcel. The first concerned Rancho Verde, which comprises the east- ern 148 acres of the parcel. This project was an amendment to the Land Use Element of the San Diego County General Plan (County of San Diego 1980) and the San Dieguito Community Plan (County of San Diego 1981) redesignating the 148 acres of land from agricultural preserve land use designation to urban residential number 2 (RECON 1981). The second EIR was prepared for the Rice property, approxi- mately 91 acres within the central portion of the southern parcel adja- cent to the western boundary of Rancho Verde. This project involved the processing of a residential tentative subdivision map (TM #4287). The proposed tentative map would allow the development of 143 lots suitable for single-family homes at an average density of 1.57 du/ac (RECON 1982). Uses of adjacent properties include livestock grazing on mostly vacant land to the east. For this area, the San Dieguito Commu- nity Plan (County of San Diego 1981:map) shows land use designation 17, which allows development at a maximum density of 1 du/2 ac. The land be- tween the northern and southern parcels is vacant and is also designated 17 on the San Dieguito Community Plan. Land west and north of the northern parcel and north of the southern parcel lies within the City of Carlsbad. This area is within the planned community of La Costa and has a land use designation of RL, low density residential ( 0-1. 5 du/ ac) • South of the southern parcel, several residential areas have been developed and are interspersed with areas designated for low density residential development ( land use desig- nations 4, 6, 7, and rl) within the community of Olivenhain ( County of San Diego 1981:map). 20 5 4 6 CITY OF CARLSBAD 17 17 lo 2000 I _ !:::::l!F~E~E;;T~· _ 6 2 RESIDENTIAL (1 D.U./ACRE) 3 RESIDENTIAL (2 D.U./ ACRE) 4 RESIDENTIAL (2.9 D.U./ ACRE) 5 RESIDENTIAL (4.3 D.U./ ACRE) 6 RESIDENTIAL (7.3 D.U./ ACRE) 7 RESl,DENTIAL ( 10.9 D.U./ ACRE) 13 GENE·RAL COMMERCIAi 17 ESTATE (1 D.U./2 ACRES) 22 PUBLIC/SEMI-PUBLIC 24 IMPACT SENSITIVE AREA (1 D.U./4 ACRES) FIGURE 5. COUNTY LAND USE DESIGNATIONS FOR THE SUBJECT PROPERTIES. FROM: THE SAN DIEGUITO COMMUNITY PLAN ( 1981) L:========::=::::::;;;;::;:;::;;;;;;;;::;;;:;:;;;;:;:;;:;;;:;;;:;=:=;;:;;;;::==;;;;;;RECmN=:;;;;:;:J R-1364 2. Impacts Approximately 1,240 dwelling units could be developed on the subject parcels if the GPA and annexation is approved, an increase of approximately 63 percent. The parcels would have an average density of 1. 7 du/ ac. Additionally, an eight-acre neighborhood commercial center could be developed at the southwest corner of the intersection of Oliven- hain Road and Rancho Santa Fe Road. This would replace approximately 23 dwelling units that could be developed under the San Dieguito Commu- nity Plan. No significant impact with respect to the number of dwelling units in the project is expected. The community of Olivenhain to the south has been developing as a residential center. The La Costa community, within the City of Carlsbad to the northwest, has an ongoing program of residential develop- ment. Therefore, the proposal of the development of the subject parcels as a residential community appears consistent with those identified land uses. The development of the parcels as a low density residential commu- nity would not necessarily significantly affect the grazing land to the east. However, if agricultural practices were implemented on the adja- cent eastern property, a nuisance could be created for the residents due to dust and fertilizer and pesticide overspray. Annexation of the southern parcel would create a triangular county island of about one acre immediately north of the parcel at the intersection of Olivenhain Road and Rancho Santa Fe Road. The property is currently owned by the Olivenhain Municipal Water District. No significant impact is anticipated as a result of creating this county island. 3. Mitigation With respect to adjacent residential areas and the Housing Element of the City of Carlsbad General Plan ( 1980: 21), development on the subject property under the proposed land use designations would not have a significant effect and no mitigation is necessary. With respect to vacant land to the east, a nuisance may be created depending upon the agricultural use of the vacant land. An informational statement could be distributed to prospective buyers describing potential nuisances of the possible adjacent land uses. 22 C C C. AESTHETICS 1. Existing Conditions The southern parcel is dominated by a ridge ranging from about 240 feet to 300 feet above MSL which trends from the northeast to the southwest. Slopes along the southeastern portion of the parcel rise to this ridge from an elevation of approximately 140 feet above MSL. The northwestern portion of the property decreases to an elevation of about 100 feet above MSL at the extreme northwest corner. The flatter portions of the property are covered primarily by disturbed grassland, which re- flects the past agricultural usage of the site. The ravines are composed primarily of mixed chaparral vegetation. The northern parcel is characterized by a relatively steep slope in the northeastern portion that reaches an elevation of about 700 feet above MSL from an elevation of about 380 feet above MSL. The subject parcels and the adjoining lands are predominantly vacant. Cattle are currently being grazed on land located north of the southern parcel. The eastern part of the southern parcel is occupied by approximately 20 greenhouses. In addition, an equestrian facility is located adjacent to Rancho Santa Fe Road which crosses the southern parcel. A 100-foot-w ide power easement passes across a portion of the northern parcel in a southeasterly direction. Land located immediately south and southwest of the southern parcel is currently developed as single-family housing, as well as property northwest of the project in the City of Carlsbad. The Scenic Highways Element of the City of Carlsbad General Plan (City of Carlsbad 1975a: 14) identifies Rancho Santa Fe Road within the City of Carlsbad as eligible for City of Carlsbad State Scenic High- way designation. The general objective of the element is to identify roadways that offer safe, visually pleasing drives through the City of Carlsbad and connections with recreation areas (City of Carlsbad 1975:6a). 2. Impacts A future development would alter the existing rural atmos- phere of the site and would probably require a significant amount of grading. The actual volume of grading and landform modification would be dependent upon the precise projects proposed for the parcels. In gen- eral, the rolling topography would be altered for the construction of streets and residential and commercial lots. The surrounding land, al- though currently vacant, has been approved for residential development; therefore, future projects on the subject parcels would not constitute a single intrusion into currently vacant land but rather would be a part of the ongoing developmental trend in this area. Future development on the parcels would affect the view from Rancho Santa Fe Road, an eligible scenic highway. In addition to the change in general character of the project site, grading could result in the creation of manufactured slopes adjacent to the roadway. 23 3. Mitigation Implementation of the proposed project will not in itself result in the conversion of vacant land to residential uses. However, future projects on the parcels would. In addition, the project does propose 12.8 acres of open space, which will be located in a portion of the southern parcel, thereby providing an aesthetic amenity. Given the status of Rancho Santa Fe Road within the Scenic Highways Element of the general plan, it is important that any develop- ment adjacent to the roadway give special consideration to the viewsheds. The impacts to topography and visual aesthetics could be re- duced if the following measures are taken into consideration during the preparation of more detailed development plans: a. Grading for building pads and roadways should be accom- plished in a manner that would maintain the appearance of natural hillsides. b. Innovative and varying siting techniques should be utilized. c. To avoid excessive grading, roadways should follow natural contours where feasible. d. A landscape plan should be prepared that satisfies both the need for adequate erosion control and the need for visual enhancement of the manufactured slopes and un- developed pad areas. Landscaping should be accom- plished immediately after grading activities have been completed. e. Manufactured slopes adjacent to Rancho Santa Fe Road should be of minimal height and contour graded with a few major openings. 24 C D. NOISE 1. Existing Conditions Noise generators which could affect ultimate development of the project include vehicular traffic along major streets and aircraft overflights associated with Palomar Airport. The southern parcel lies adjacent to two major roadways--Rancho Santa Fe Road and Olivenhain Road. The northern parcel is approximately one-half mile east of Rancho Santa Fe Road. Both present and future noise levels from vehicular traffic were calculated using the Federal Highway Administration's (FHWA) Highway Noise Prediction Model. The results of this model present noise intensi- ties using a · day-night average noise level scale ( Ldnl. The Ldn noise rating scale is a measure of the community noise exposure with weighting factors being applied to noise occurring during the nighttime periods. The Ldn scale is nearly the same as the community noise equivalent level (CNEL). The Ldn scale can be used for the analysis of noise from diverse sources, including stationary and mobile sources, and therefore allows comparison of different noise generators. The scale is used by both the San Diego Association of Governments ( SA NDAG) and the Environmental Protection Agency (EPA). The FHWA model is about 90 to 95 percent accurate (with a correlation coefficient of 0.93). Therefore, the predicted data should be interpreted as being ±2 decibels ( dB A) (FHWA 1978 :85). The results of the noise calculations are presented in the following discussion. The model input data and results are presented in Appendix D. For the purpose of traffic assignment and noise calculations, Rancho Santa Fe Road was divided into two segments--north of Olivenhain Road and south of Olivenhain Road. As indicated within Appendix C, current traffic along both Olivenhain Road and Rancho Santa Fe Road north of Olivenhain Road generates noise levels In excess of 65 dBA at 50 feet from the centerline of the lane. Noise levels along Rancho Santa Fe Road north of Olivenhain Road are approximately 66 dBA at 50 feet, while along Olivenhain Road, they are nearly 67 dBA. Noise levels at 50 feet from the centerline of each lane of Rancho Santa Fe Road south of Olivenhain Road are approximately 63 dBA. Both the northern and southern parcels are located approxi- mately 4.5 miles from the southeastern corner of the Palomar Airport runway. The 60 dBA noise contour for the airport extends approximately one-quarter mile southeast from the nearest part of the runway to the project site (Daniel, Mann, Johnson & Mendenhall 1972 :46). Although the City of Carlsbad has an adopted Noise Element of the general plan, it does not establish specific noise standards. In the absence of a specific standard, the U.S. Department of Housing and Urban Development (HUD) is cited, which has defined 65 dBA CNEL and 75 dBA CNEL and above as normally unacceptable for residential and commercial devel- opment, respectively (Table 2). 25 TABLE 2 LAND USE SUITABILITY IN NOISE IMPACT AREAS LAND USE Residential-Single Family, Duplex, Mobile Homes Residential- Multiple Family Transient Lodging School Classrooms, Libraries, Churches Hospitals, Nursing Homes Auditoriums, Concert Halls, Music Shells Sports Arenas, Outdoor Spectator Sports Playgrounds, Neighborhood Parks Golf Courses, Riding Stables, 55 60 Water Recreation, Cemeteries t::::::::::::::::1-:::::::::::::::~ Office Buildings, Personal, Business and Professional Commercial-Retail, Movie Theaters, Restaurants 65 Commercial-Wholesale. Some i:•:·:·:·:·:·:·:·:1•:-:•:-:•:-:•: :i::::::::::::::::i::::::::,: Retail, Ind., Mfg., Utilities Livestock Farming, Animal Breeding Agriculture (Except Livestock), Mining, Fishing Public Right-of-way Extensive Natural Recreation Areas Community Noise Equivalent Level 70 75 80 INTERPRETATION l+tt>t>ttl CLEARLY ACCEPTABLE The noise exposure is such that the activities associated with the land use may be carried out with essentially no interference from aircraft noise. ( Residential areas: both indoor and outdoor noise environments are pleasant.I ~ NORMALLY ACCEPTABLE The noise exposure is great enough to be of some concern, but common building con- struction will make the indoor environment acceptable, even for sleeping quarters. NORMALLY UNACCEPTABLE The noise exposure is signifi- cantly more severe so that unusual and costly building construction is necessary to insure adequate performance of activities. (1-esidential areas: barriers must be erec- ted between the site and prominent noise sources to make the outdoor environ- ment tolerable.) -CLEARLY UNACCEPTABLE The noise exposure is so severe that construction costs to make the indoor environ- ment acceptable for performance of activities would be prohibitive. (Residential areas: the outdoor environment would be intoler- able for normal residential use.) SOURCE: HUD. "Aircraft Noise.Impact; Planning Guodet,nes for Local Agencies", by Wilsey 8, Ham and Bolt, Beranek and Newman, 1972. C 2. Impacts Ultimate development of the parcels with land use as indi- cated in the project may result in residential structures adjacent to Rancho Santa Fe Road south of Olivenhain Road and commercial development adjacent to Olivenhain Road. It is anticipated that by the year 2000 approximately 40,000 ADT will travel Olivenhain Road and 7,000 ADT will use Rancho Santa Fe Road south of Olivenhain Road (see Appendix C). Future noise estimates indicate that a noise intensity of 73 dBA can be expected along Olivenhain Road and 65 dBA along Rancho Santa Fe Road south of Olivenhain Road (Appendix D). Future noise inten- sity from Rancho Santa Fe Road north of Olivenhain Road is estimated at 72 dBA. Although the noise level generated by traffic along Rancho Santa Fe Road north of Olivenhain Road is potentially significant to areas adjacent to the roadway, it will not result in a significant impact to future development on the subject parcels due to distance separation. No significant impacts would occur along Olivenhain Road since commercial development is proposed, which has a normally unacceptable noise standard of 75 dBA CNEL and above. If the project is not approved, the reduction in traffic would only result in at most a 1 dBA reduction in noise along the identified roadways. Since the 60 dBA noise level contour associated with Palomar Airport is more than three miles from the subject parcel, no significant effect is anticipated. 3. Mitigation Three approaches are recommended to mitigate potential noise impacts. These include construction of a solid masonry wall or earthen berm, increased setback from roadways, and, if these are infeasible, structural insulation techniques. A solid masonry wall or earthen berm must be high enough to break the line of sight from the roadway to the noise receiver to reduce exterior noise to acceptable levels. Table D-6 of Appendix D indicates that if development is to occur adjacent to Rancho Santa Fe Road north of Olivenhain Road, a noise barrier could be constructed which would reduce noise intensities to an acceptable level (65 dBA) as prescribed by HUD (see Table 2). Although noise levels will be marginally acceptable along Rancho Santa Fe Road south of Olivenhain Road, a five-foot noise barrier could be constructed so as to reduce noise to clearly acceptable levels at 50 feet from the centerline of the outermost lane. If due to spacial or other constraints it is infeasible to construct a noise attenuation barrier between the roadway and impacted dwelling units, the incorporation of specific construction and insulation techniques could reduce interior noise to acceptable levels. These tech- niques include, but are not limited to, the following: a. A forced-air circulation system that will give a minimum of two complete air changes per hour should be installed to discourage opening windows to the exterior noise environment. 27 C C b. A ceiling or exhaust duct should additionally be provided with a bend in the duct such that there is no direct line of sight through the duct from outside to inside. c. No direct openings, such as mail slots, should be al- lowed. All chimneys should be provided with well-fitting dampers. d. Exterior hinged doors should be of solid-core construc- tion. Jalousie windows should not be permitted. The total area of glass window of any exterior door of a sleeping place should not exceed 20 percent of the floor area of the room. e. Doors and windows should be close fitting, with no air gaps or rattling. Workmanship on exterior walls and ceilings should be such that cracks or other openings are eliminated and do not appear within five years. f. Masonry walls, if used, should be equivalent in weight to six-inch lightweight concrete block, at least one surface of which is painted or plastered (State of California [ 1974] Noise and Insulation Standards, Article 4, Section 1092). In some cases, an increased setback from the roadway reduces noise at the structures to acceptable levels. Specific recommendations with respect to development on the subject parcels will depend upon uses and specific designs of any pro- posed project. 28 C C C E. AIR QUALITY 1. Existing Conditions The subject property has the same cool, semiarid Mediter- ranean climate found throughout southern California. This climate is characterized by hot, dry summers and mild, wet winters. The prevailing winds are westerly to northwesterly due to the offshore Pacific High Pressure Zone, which is the predominant climatic influence in the region. These are usually mild winds of no more than ten knots in velocity. There are also occasional hot, dry easterly winds in the region. These winds usually occur for two-or three-day periods in the autumn months. The rainfall is generally light in the coastal region, with the maximum rainfall occurring between December and March. There is a high percent- age of sunshine throughout the year. The project site has a mean annual temperature of 61°F and an average seasonal precipitation of approximately 15 inches. The winter temperatures range from 44°F to 64°F, and summer temperatures range from 59°F to 75°F (Close et al. 1970:96-110). In addition to warm tempera- tures and mild winds, the project area experiences frequent temperature inversions, which tend to trap stagnant air and air pollutants in a lim- ited volume near the ground. This is a common condition in coastal San Diego County and is accentuated by the hill and canyon topography of the region. During the summer months, the afternoon temperature inversion layer, the altitude at which pollution is trapped, varies between 1,500 feet and 2,500 feet above MSL. During the winter, this inversion layer ranges between 800 feet above MSL and 2,500 feet above MSL, resulting in a mixing depth ranging from 900 to 2,000 feet. This change between the morning and afternoon mixing depths from winter to summer increases the ability of the atmosphere to disperse pollutants during the winter (Brown, Air Pollution Control District [APCD], 3/24/77). Thus, there is a greater concentration of air pollutants during the summer in the San Diego region. The San Diego Air Basin as a whole has been designated as a "nonattainment area" for several air pollutants, since the concentrations of these pollutants periodically exceed state or federal air quality standards. These pollutants include ozone, carbon monoxide, nitrogen dioxide, suspended particulates, and hydrocarbons. The San Diego Air Basin has been designated as an "attainment area" for sulfur dioxide. The San Diego County APCD and the State of California Air Resources Board maintain a system of eight air monitoring stations in the San Diego re- gion. The station nearest the planning area is the Oceanside station, located approximately eight miles to the northwest. The air quality for the project area is expected to be similar to the values given for this nearby coastal monitoring station. The ambient air quality standards currently applicable in the State of California are listed in Table 3, and the air quality measurements at the Oceanside monitoring station for the years 1977 through 1979 are listed in Table 4. 29 C C TABLE 3 AMBIENT AIR QUALITY STANDARDS APPLICABLE IN CALIFORNIA Averaging Pollutant Time Ozone 1 Hour Carbon Monoxide 12 Hours 8 Hours 1 Hour Nitrogen Dioxide Annual Average 1 Hour s..,ifur Dioxide Annual Average 24 Hours 3 Hours 1 Hour Suspended Particulate Annual Geo- Matter Metric Mean 24 Hours lead (Particulate) 30-Day Average Hydrogen Sulfide 1 Hour Hydrocarbons 3 Hours (Corrected for Methane) (6-9 a.m.) Ethylene 8 Hours 1 Hour Visibility-Reducing 1 observation Particles *Photochemical oxidants measured as Ozone. ppm -Parts per million. µg/mJ -Micrograms per cubic meter California• Standards Concentration 0.10 ppm (200 µg/m3 ) 10 ppm (11 mg/m3 ) ... 40 ppm (46 mg/mJ) ... 0.25 ppm (470 µg/m3) . . . .05 ppm in comb. w/ . 10 ppm Ox or 100 µg/m3 TSP ... 0.5 ppm (1310 µg/m3) 60 µg!m3 100 µg!m3 1.5 µg/m3 0.03 ppm (42 µg/m3) ... 0.1 ppm 0.5 ppm In sufficient amount to reduce the prevailing visibility to 10 mrles when the relative humidity is less than 70% Federal Standards Primary Secondary Same as (0.12ppm) Primary 235 µg/m3 Standard ... Same as 10 mg/m3 Primary (9 ppm) 40 mg/mJ Standard (35 ppm) 100 µg/mJ Same as (0.05 ppm) Primary Standard .. . ... 80 µg/m3 ... (0.03 ppm) 365 µg/m3 ... (0.14 ppm) . .. 1300 µg/m3 (0.5 ppm) ... . .. 75 µg/m3 60 µg/m3 260 µg/m3 150 µg/m3 1.5 µg/m3 ... ... . .. 160 µg/m3 Same as (0.24 ppm) Primary Standard ... . .. . . . ... .. . ... ·• SOURCE: Air Quality In San Diego County: Annual Air Monitoring Report, 1979 (County of San Diego 1979c: 2). C TABLE 4 AIR QUALITY DATA FOR THE OCEANSIDE MONITORING STATION Number of Days Over Standard State Federal Po 11 utant 1977 1978 1979 1977 1978 1979 Oxidant (ozone) 61 51 NIA 22 20 22 Carbon Monoxide 0 0 0 0 0 0 Sulfur Dioxide 0 0 0 0 0 0 Reactive Hydrocarbons NIA NIA NIA 243 2 11 143 Nitrogen Dioxide 2 2 0 NIA NIA NIA Particulatesl 21 40 31 0 0 0 Source: Air Qua Ii ty in San Diego County: Annua I Air Qua I i ty Monitoring Reeort (County of San Diego 1978a and 1979c). C 1Percent of readings above standard. c: C C In 1976, the APCD and SANDAG (formerly the Comprehensive Planning Organization) prepared the Regional Air Quality Strategies (RAQS) (APCD 1976a, revised 1978a). These RAQS are to be used by the local governments in an effort to meet the air quality standards listed above and, thus, improve the air quality in the San Diego Air Sasin. In 1978, the RAQS were revised and expanded for submittal to the State of California Air Resources Board for incorporation into the State Imple- mentation Plan. The intent of the State Implementation Plan and the revised RAQS is to achieve the federal air quality standards by 1982, as required by the Clean Air Act. In the case of the ozone and carbon monoxide standards, this compliance deadline may be extended to 1987 if the state can demonstrate that reasonable progress is being made In the control of these two pollutants. In preparing the RAQS, the APCD based their projections of the future air pollutant emissions on the estimated future population of the various communities and community planning areas in the county. Spe- cifically, the revised RAQS, as they currently stand, are based on the SANDAG Series IVb population forecasts for the County of San Diego ( 1978b: 15). These projections were, in turn, based on the general plans adopted throughout the county. Since the subject property is currently located in San Diego County, the county general plan designation for the property of residential ( 1 du/ 1-4 ac) was utilized when the I Vb projec- tions were adopted in 1978 ( County of San Diego 1978b). 2. Impacts The primary air quality impacts which would occur as a result of future development would be air pollutant emissions from automobile and truck traffic to and from the development, local emissions from the burning of natural gas for space and water heating in the development, and air basin-wide emissions from power plants generating electricity for use in the development. A summary of the estimated emissions which would be generated by the proposed project are listed in Table s. The proposed project will not conform to the projections specified in RAQS, since the strategies were developed under the county general plan designation of rural residential use ( 1 du/ 1-4 ac). In either case (the county plan designation or the proposed project), these land use designations would generate a small fraction of the forecasted emission levels for the entire basin. However, since the San Diego Air Basin already has oxidants, reactive hydrocarbons, nitrogen oxides, and particulate concentrations in excess of state and federal standards, any increase in air pollutant emissions should be considered significant. If the proposed land use were implemented, the generation of dust and other pollutants from grading and construction would also occur. This occurrence, however, would only take place for a relatively short time and would be subject to control in accordance with the rules of the San Diego APCD. 32 Emission Source Vehicles Power generation Domestic heating TOTAL n TABLE 5 SLMMARY OF EMISSIONS FROM THE PROPOSED PROJECT (kilograms per day) Reactive Carbon Oxides of Sulfur Hydrocarbons Monoxide Nitrogen Dioxide 155 1,367.0 200.0 23.0 168.0 2.6 1.8 9. 1 0.05 155 1,391.8 377.1 2.65 Particulates 47.0 0.9 47.9 C 3. Mitigation The deterioration of air quality in the San Diego Air Basin is a regional problem; however, it can be addressed, in part, by imple- menting mitigating measures on a project-by-project basis. Mitigation strategies suggested for the reduction of emissions are stated in the adopted revised RAQS. Some specific RAQS strategies which can be imple- mented to reduce air pollution include: a. The extension and maximum use of public transit (tac- tic T-5) b. The maximum use of carpools and park-and-ride facilities (tactic T-24) c. Development of bicycle and pedestrian pathways (tactics T-7 and T-27) d. Utilization of energy conservation techniques in building construction to minimize on-site energy consumption, in- cluding provision of adequate wall and ceiling thickness, insulation, north-south orientation of building and windows, etc. (tactics C-24, C-2Sa, and C-2Sb) e. Implementation of construction techniques to minimize particulate and chemical emissions, including wetting down unpaved roadways and sites of construction activity, turning off idling equipment not in use, etc. (tactics Fl and F6). Strategy a would be implemented by the North County Transit District and strategy b by Caltrans and the City of Carlsbad. The City of Carlsbad would be responsible for implementing strategies c, d, and e. 34 C .. C F. ARCHAEOLOGY 1. Existing Conditions On August 13, 1982, Susan M. Hector, Susan D. Walter, and Harry J. Price, Jr., conducted an archaeological survey of those portions of the project area not surveyed during the Rice (Norwood 1981) and Rancho Verde (APEC 1981) projects. In addition, record searches were obtained from the San Diego State Un.iversity Cultural Resource Management Center and the San Diego Museum of Man. A technical report has been prepared and is included as Appendix F. Nine sites have been recorded on the subject parcels. Three additional sites (SDi-4400, SDi-2735, and SDi-4392) are near the project boundaries but are not adjacent. Cultural material from one of these, SD i-4400, was observed on the western border of the southern parcel. Six flakes and one mano were collected during the survey located downslope from SDi-4400. The nine sites located within the project are described below. The first four sites were discussed by Norwood ( 1981) during his survey of the Rice property. a. SDi-5232 (SDM-W-180). This site is a midden deposit with at least 50 centimeters of cultural depth, demonstrated by Norwood dur- ing survey-level posthole tests. The site measures approximately 6,000 square meters. Over 5,000 artifacts were observed on the surface of the site. b. SDi-5075 (SDM-W-1259). Originally recorded by Carrico ( 1977a), this site is also a midden deposit. Although no subsurface tests were conducted at this site, it may be as deep as the site de- scribed above. Ground stone, flakes, and ceramics were observed on the surface. The site measures approximately 2,500 square meters. c. SDi-5233 (SDM-W-1239). This site is a surface scatter of artifacts. Postholes excavated by Norwood ( 1981) indicated that no cul- tural materials were present below the surface. Approximately 100 arti- facts were observed on the surface of the site. d. SDM-W-2804. This site number designates two flakes and a mano found north of SDi-5233. These materials were collected at the time of the survey by Norwood ( 1981). Therefore, this site no longer exists. e. SDi-8436 (SDM-W-2888). This site was recorded by APEC (1981) during their survey of the Rancho Verde property. It is a light- density lithic artifact scatter. Approximately 35 stone tools and flakes were observed. Two isolated artifacts were found between this site and SDi-8437. f. SDi-8437 (SDM-W-2889). Also recorded by APEC (1981), this resource is located east of SDi-8436. It is a light-density lithic tool scatter. The site may have some depth, but no midden was observed. One isolated artifact was found east of this site. 35 C C. g. SDM-W-48A. This site was recorded by Malcolm Rogers. It was described by him as a campsite with pottery, flakes, and shell. Its companion site to the west, SDM-W-48, has been destroyed by development at the corner of Olivenhain Road and El Camino Real. During the August 1982 survey, shell remains were observed at SDM-W-48A. The area has been severely disturbed by grazing and mechanical cultivation but appears to have some subsurface component. h. SDi-2734 (SDM-W-49E). This resource is part of the Great Western site studied extensively by Kaldenberg ( 1976). It is described as a one-acre locus of the larger village site. The maps provided by the record search institutions show this site within the project boundaries. The area was searched during the August 13 survey. This part of the property has been graded approximately two meters below natural ground surface. No cultural material was found, and it can be assumed that any archaeological material in this location has been destroyed. Other com- ponents of the Great Western site are still present south of the property line. i. SDi-5076 {SDM-W-1260). This site was recorded by Carrico (1977b) as a midden site with shellfish, stone tools, and flakes. The site was not found in its recorded location during the August 13 survey despite repeated searches. Both special-activity and occupation sites are present In the annexation area. Several of the sites on the property are lithic tool scatters, representing the artifact manufacturing areas used by a small group. Other sites are midden deposits and may be the remains of a village or campsite where larger groups lived and conducted a range of activities. Research comparing and contrasting the artifact assemblages of these different site types will define prehistoric land use of drain- ages and mesa tops. Since the sites in the annexation area are not contemporaneous, temporal comparisons can also be made to examine how land use may have changed over time. Table 6 presents a preliminary categorization of the sites in the Woolley area. 2. Impacts Seven archaeological sites may be impacted by future develop- ment on the subject parcels. These are SDi-5232, SDi-5075, SDi-5233, SDi-8436, SDi-8437, SDM-W-48A, and SDi-5076. When specific project plans are proposed within the annexation area, impacts to these sites may occur. Impacts to one or more of the sites discussed in this report can result from grading, filling, erosion, road construction, or any distur- bance of the surface or subsurface of the site area. Archaeological in- formation obtained fram these sites would represent an important resource in the study of regional prehistory. The potential loss of this resource would constitute a significant adverse impact to cultural resources. 3. Mitigation Mitigation of impacts to archaeological sites that will be directly impacted by future development can be achieved through site 36 C TABLE 6 ARCHAEOLOGY SITES IN THE PROJECT VICINITY Site Type Depth Age SDi-8436 Lithic tool scatter Surface Unknown SDi-8437 Lithic tool scatter Surface Unknown SDi-5232 Village/camp Midden Late Prehistoric SDi-5075 Village/camp Midden Late Prehistoric SDi-5233 Lithic tool scatter Surface Unknown SDM-W-2804 Isolates Surface Unknown SDM-W-48A Village/camp Midden San Dieguito SDi-2734 Village/camp Destroyed San Dieguito and Late Prehistoric C SDi-5076 Village/camp Midden Unknown C C C preservation or data recovery. One of these measures would be accom- plished as a condition for final approval of specific projects proposed within the annexation property. Preservation of a cultural resource would be through an open space easement over the site area. The limits of the easement would be determined through surface and subsurface testing of the site, including collection of surface artifacts and excavation of postholes and test units. Subsequent to this boundary determination, the cultural deposit would be capped and fenced without impacting the surface of the site by scraping, scarification, or grading. No subsurface uses would then be permitted in the open space easement. If preservation is not a feasible alternative, a data recov- ery program would be required. As in the preservation program, surface and subsurface tests would be used to establish the site limits. Sites with a surface component may require only collection of the material on the surface by a systematic mapping strategy. Sites that are found to contain subsurface or midden deposits following testing will require more extensive work to mitigate impacts. Within the site limits, a portion of the deposit would be excavated to provide a sample of the cultural mate- rial composing the site. In the case of either mitigation alternative (preservation or data recovery), the results of the tests should be analyzed and a report prepared. This report would provide an interpretation of the site and relate it to other sites in the area. 38 C' G. BIOLOGICAL RESOURCES 1. Existing Conditions Biological resources on the project study area have been inventoried by field surveys conducted in January 1981, May 1981, Decem- ber 1981, and August 1982. These include surveys by Sward ( 1981) and Patterson ( 1981) on the Rancho Verde parcel and Patterson and F romer ( 1981) on the Rice parcel. The remainder of the study area was surveyed by Patterson and Fromer in August 1982. The combined results of these surveys are reported here. The majority of the 475-acre study area is currently undevel- oped. The main ridge near the eastern end of the southern parcel (Rancho Verde) has been developed to commercial greenhouse use, and several acres adjacent to the south side of Olivenhain Road just west of Rancho Santa Fe Road are developed to residential/commercial use. Other land use activities on the study area relating to its biological status include cattle grazing in the Encinitas Creek valley on the north-central portion of the larger parcel and currently abandoned agricultural cultivation of ridgetop areas on the Rice and Rancho Verde parcels. The vegetation of the study area is delineated on Figure 6 according to a plant community classification for California vegetation adapted from Thorne ( 1976). Five plant communities were identified on the study area: southern California grassland (218 acres), coastal sage scrub ( 100 acres), coastal mixed chaparral (68 acres), mixed chaparral (25 acres), and saline/freshwater marsh (24 acres). All plant species identified on the study area are listed in Appendix E. Nomenclature follows Munz ( 1974). Tables 7, 8, and 9 list mammal, bird and reptile/ amphibian species observed on the study area. Nomenclature follows Hall and Kelson ( 1959), American Ornithologists' Union ( 1973), and Stebbins ( 1972), respectively. Mammals common in the brushland areas were white-footed mouse, pocket mouse, and woodrat. Indications of coyote, valley pocket gopher, and rabbits were abundant throughout the property. Bushtit, housefinch, and white-crowned sparrow were common in the brushland por- tions of the study area. Western meadowlark was the bird most frequently associated with grassland and pasture. Five raptor species were sighted in various habitats on the property and would be expected to make exten- sive use of the grasslands for foraging. Western spadefoot toad and bullfrog occur in the mesic habitats on the study area. Several San Diego horned lizards were seen on the west-central portion of the south- ern parcel, and a single rattlesnake was encountered in the mesic pasture along Encinitas Creek. The most abundant habitat on the study area is the southern California grassland, which dominates most of the Encinitas Creek valley and upland areas which have been cleared and converted to grasslands to optimize seasonal gra~ing. Most of the grasslands on the study area are dominated by introduced annual grasses and forbs which are characteristic of active pasture use. Grassland on the northern parcel, however, con- sists primarily of native perennial bunchgrasses (Stipa lepida) in what 39 C C C 1 2 3 4 ------ SOUTHERN CALIFORNIA A Adolphla callfornlca GRA-SSLAND s Sela,glnella clnera,acena COASTAL MIXED CHAPARRAL 5 FRESHWATER MARSH T Acanthomlntha lllclfolla MIXED CHAPARRAL 8 SALINE MARSH M Arctoataphyloa gland1,1loaa COASTAL SAGE SCR~B 7 DISTURBED aap. craeaUolla FIGURE 6. VEGETATION MAP OF THE STUDY AREA SHOWING THE LOCATION OF RARE PLANT POPULATIONS. RECaJN R-1384 C Common Name Coyote Striped skunk Valley pocket gopher White-footed mouse Pocket mouse Woodrat Brush rabbit Mule deer TABLE 7 MAMMAL SPECIES IDENTIFIED Scientific Name Canis latrans Mephitis mephitis Thomomys bottae Peromyscus sp. Perognathus sp. Neotoma sp. Sylvilagus bachmani Odocoileus hemionus Means of Detection Scats, tracks Scats Burrows Burrows, scats Burrows Nests Sighting, scats Tracks, scats C Common Name Canada goose Mallard Turkey vulture White-tailed kite Red-tailed hawk Marsh hawk American kestrel California quail Killdeer Mourning dove Anna's hummingbird Common flicker Western kingbird Ash-throated flycatcher Black phoebe Say's phoebe Western flycatcher Cliff swallow Scrub jay Common raven Bushtit Wrentit House wren Bewick's wren Mockingbird California thrasher Western bluebird Blue-gray gnatcatcher Black-tailed gnatcatcher Loggerhead shrike Starling Yellow-rumped warbler Black-throated gray warbler House sparrow Western meadowlark Red-winged blackbird House finch Lesser goldfinch Rufous-sided towhee Brown towhee Sage sparrow White-crowned sparrow Song sparrow TABLE 8 BIRDS OBSERVED Scientific Name Bran ta canadensis Anas platyrhynchos Cathartes aura EI anus leucurus Buteo jamaicensis Circus cyaneus Falco sparverius Lophortyx californicus Charadrius vociferus Zenaida macroura Calypte ,!!!!!! Colaptes aurata Tyrannus verticalis Myiarchus cinerascens Sayornis nigricans Sayornis saya Empidonax difficilis Petrochelidon pyrrhonota Aphelocoma coerulescens Corvus corax Psaltriparus minimus Chamaea f asciata Troglodytes aedon Thyromanes bewickii Mimus polyglottos Toxostoma redivivum Sialia mexicana Polioptila cerulea Polioptila melanura Lanius ludovicianus Sturnus vulgaris Dendroica coronata Dendroica nigrescens Passer domesticus Sturnella neglecta Agelaius phoeniceus Carpodacus mexlcanus Spinus psaltria Pipllo erythropthalmus Pipilo fuscus Amphlspiza belli Zonotrichia leucophrys Melospiza melodla Habitat(s) M G G MC,M,G CSS,G,MC MC G,M CSS,MC, G G,D CSS,G,MC,M CSS,MC,G,D M rss,G css G G MC CSS,G CSS,MC,G MC,G MC, G, D,CSS CSS,MC,G G CSS,MC D,MC,CSS MC,G MC,G css CSS,MC M,MC D E MC D CSS,G,MC,D M CSS,MC,G,D,M CSS,MC, G, D ,E G,MC CSS,MC, G,E MC MC G Number Observed 6 1 1 2 6 1 1 18 4 10 22 1 10 1 1 6 1 11 18 3 42 22 1 4 8 3 21 6 10 2 5 9 5 6 21 6 27 9 7 18 2 25 1 C *Habitat: M = meslc; G = grassland; MC = mixed chaparral; CSS = coastal sage scrub; D = disturbed; E = eucalyptus grove C C TABLE 9 REPTILE AND AMPHIBIAN SPECIES OBSERVED Common Name Western spadefoot toad Pacific treefrog Bullfrog Western fence lizard San Diego horned lizard Rattlesnake Scientific Name Scaphiopus hammondi !!.Y!! regilla Rana catesbeiana Sceloporus occidentalis Phrynosoma coronatum blainvillei Crotalus sp. appears to be natural grassland inclusions in the surrounding coastal sage scrub. Coastal sage scrub vegetation is distributed on south-facing slopes within the study area. Dominated by low, drought-deciduous shrubs such as California sagebrush (Artemesia californica) and black sage ( Sal- via mellifera), this vegetation is also found as a successional community in areas of recovering cleared chaparral. Chaparral on the study area occurs on the north-facing slopes and undisturbed bluffs and mesas of the southern parcel. Areas mapped as coastal mixed chaparral are characterized by a diverse community of shrub species, such as scrub oak (Quercus dumosa), chamise (Adenostoma fascicu- latum), Del Mar manzanita (Arctostaphylos glandulosa ssp. crassifolia), and mission manzanita (Xylococcus bicolor). Areas mapped as mixed chap- arral consist of an association of toyon ( Heteromeles arbutifolia) and lemonade berry (Rhus integrifolia) on the north-facing slopes of ravines on the southern parcel. Mesic habitat is found along the Encinitas Creek drainage, consisting of saline and freshwater marsh plant associations. A single large live oak (Quercus agrifolia) within the study area and remnant patches of willows and sycamores downstream from the study area are evi- dence of the riparian woodland which vegetated the valley bottom prior to historic agricultural use. The prehistoric existence of a riparian wood- land in the valley is also supported by archaeological evidence consist- ing of milling implements and other artifacts usually associated with woodland habitat. Presently, the streambed is vegetated with a stand of cattail (Typha angustifolia) and bulrush ( Scirpus californicus; Scirpus robustus). A partially breached impoundment near the western end of the property has resulted in temporary ponding and evaporation, leaving saline soils--the excess salts probably being derived from the cattle herd and equestrian stable within the drainage basin--which support a saline marsh plant community dominated by pickle weed (Salicornia sub- terminalis), salt grass (Distichlis spicata), and alkali mallow (Sida leprosa). Significant biological resources which were observed to occur on the subject property include 68 acres of coastal mixed chaparral and populations of four sensitive plant species and six sensitive animal spe- cies. Coastal mixed chaparral is considered to be a threatened habitat due to its limited distribution along the coast of central San Diego County and current pressures for conversion to urban uses ( County of San Diego 1979b). This plant community is defined by its species composi- tion, its location within the maritime-moderated climatic zone, and its underlying sandstone soils. One sensitive plant species observed on the study area is Del Mar manzanita (Arctostaphylos glandulosa ssp. crassifolia). This species was accorded rare plant status in the first edition of the California Native Plant Society's (CNPS) rare plant inventory (Powell 1974) but has been dropped from the current inventory (Smith and York 1982) due to a primarily nomenclatural taxonomic dispute ( Knight 1981 ). The County of San Diego environmental planning policy continues to accord this taxon rare plant status. Irrespective of taxonomic status, this coastal race of burl-forming manzanita is an important element of the coastal mixed 44 C C chaparral. On the study area it is locally abundant on the sandy collu- vium at the base of sandstone bluffs near the central portion of the southern parcel. San Diego thornmint (Acanthomintha ilicifolia) is a second rare and endangered plant species observed on the study area. This plant was observed in a population of about 50 individuals on heavy clay soils near the center of the southern parcel. In addition to a CNPS rating of high concern, this taxon is listed as endangered by the California De- partment of Fish and Game. Two other potential areas which could support this species were observed during the August field survey, but the pres- ence of San Diego thornmint could not be determined with confidence because of the season. Table 10 lists rare plant species observed or expected to occur on the subject parcel, and Table 12 lists sensitive animal species observed or expected on the parcel. Eleven sensitive wildlife species that occur or would be expected to occur on the study area based on habitat requirements and geographic range are listed. The white-tailed kite is fully protected in California. Populations of all other species shown are declining in southern California. Population declines are related to the loss of both breeding and foraging habitat of these species due to encroachment of human activity into natural environments. 2. Impacts Development of the subject property has a potential to result in significant adverse impacts to biological resources. The loss of coastal mixed chaparral, including the populations of rare plant and animal species it supports, would be significant. The population of San Diego thornmint is an important resource, the loss of which would be significant. Coastal sage scrub habitat on the upper areas of the north- ern parcel was observed to support a high density of black-tailed gnat- catcher, a sensitive bird species. The loss of this area would also be significant. The project will also result in an incremental contribution to the cumulative loss of natural ecosystems in western San Diego County. 3. Mitigation Partial mitigation of expected significant impacts to biolog- ical resources has been incorporated into the applicant's proposed plan with the designation of open space along Encinitas Creek west of Rancho Santa Fe Road. Mitigation of other impacts may be achieved during the environmental review process for individual projects proposed for the parcels within the study area. Figure 7 shows those areas which should be incorporated into future development plans as natural open space in order to preserve significant resources. If this alternate open space plan is implemented, local impacts to the biological resources will be reduced to a level of insignificance. This would be the case even if no open space was designated along Encinitas Creek east of Rancho Santa Fe 45 TABLE 10 SENSITIVE PLANT SPECIES OBSERVED OR EXPECTED ON THE STUDY AREA Name Habitat R-E-V-D* Potential for Occurrence on the Study Area Acanthomintha ilicifolia Clay soils in coastal 3-3-2-2 ( San Diego thornmint) sage scrub and grasslands CE Adolphia californica Clay soils in coastal 1-2-1-1 ( California adolphia) sage scrub and grasslands Arctostaphylos glandulosa Sandstone soils, mixed ssp. crassifolia chaparral near coast, (Del Mar manzanita) La Jolla to Carlsbad Baccharis vanessae (Encinitas baccharis) Ceanothus verrucosus (coast white lilac) Dichondra occidentalis ( western ponyfoot) Ferocactus viridescens (coast barrel cactus) Selaginella clnerascens (pygmy spikemoss) Mixed chaparral near Del Dios Mixed chaparral near coast, west San Diego County to Baja Sandy soils, chaparral and coastal sage scrub Xeric south slopes; mixed chaparral and coastal sage scrub near coast Dry openings in coastal sage scrub and chamise chaparral, western San Diego County and Baja *See Table 11; CE = California endangered .• tNot listed In Smith and York ( 1982); see text. 2-3-2-3t 3-3-3-3 1-2-1-1 1-2-2-1 1-2-2-1 1-2-1-1 Observed: see Figure 7. Other potential habitat was located which should be checked during May in subsequent surveys. Observed: see Figure 7. Observed: see Figure 7. Not observed: suitable habitat occurs on the study area which should be rechecked in subsequent survey. Not observed: usually visible if present. Large population just east of northern parcel. Not observed: may be dormant on the site and would appear after a burn. Not observed: near northern limit of its range. Observed: see Figure 7. Locally abundant in chaparral and coastal sage scrub. c· C TABLE 11 EXPLANATION OF CALIFORNIA NATIVE PLANT SOCIETY CODE Status R (Rarity) E ( Endangerment) V (Vigor) D (Distribution) Code Explanation 1 Rare, but found in sufficient numbers and distributed widely enough that the potential for extinction or extirpation is low at this time. 2 Occurrence confined to several populations or to one extended population. 3 Occurrence limited to one or a few highly restricted populations, or present in such small numbers that it is seldom reported. 1 Not endangered. 2 Endangered in a portion of its range. 3 Endangered throughout its range. 1 Increasing or stable in number. 2 Declining in number. 3 Approaching extinction or extirpation. 1 More or less widespread outside California. 2 Rare outside California. 3 Endemic to California. SOURCE: Smith, Cole, and Sawyer 1980. C C TABLE 12 SENSITIVE WILDLIFE SPECIES OCCURRING OR EXPECTED TO OCCUR ON THE SUBJECT PROPERTY Common Name San Diego pocket mouse Turkey vulturet White-tailed kitet Marsh hawkt Blue-gray gnatcatchert Black-tailed gnatcatchert Grasshopper sparrow San Diego horned lizardt Orange-throated whiptail California legless lizard Two-striped garter snake Scientific Name Perognathus fallax Cathartes aura Elanus leucurus Circus cyaneus Polioptila cerulea Polioptila melanura californica Ammondramus savannarum Phrynosoma coronatum blainvillei Cnemidophorus hyperythrus beldingi Anniella pulchra pulchra Thamnophis couchii hammondi Habitat* G All G G B css G B B All M * G = grassland; CSS = coastal sage scrub; B = brushland; M = mesic t Observed 1 = County of San Diego 1979b 2 = Remsen 1978 3 = Tate 1981 4 = Everett 1980 5 = McGurty 1980 6 = Fully protected in California Source 1 4 6 1,2,3,4 4 1, 2, 4 1, 3, 4 1, 5 1, 5 1, 5 1, 5 1000 0 2000 OPEN SPACE AREA ------FEET FIGURE 7. RECOMMENDED BIOLOGICAL OPEN SPACE 'AREAS. REC(DN R-1384 C C Road due to marginal grassland conditions. Additionally, two potential locations for San Diego thornmint (east of Rancho Santa Fe Road near the southwest corner of the southern parcel and near the southwest corner of the northern parcel) should be checked by a qualified biologist between April 21 and May 21. Appropriate measures should also be incorporated into future projects to avoid erosion and sedimentation impacts to Encinitas Creek and Batiquitos Lagoon downstream from the study area. so (- H. COMMUNITY SERVICES 1. Existing Conditions a. Sewer. The southern parcel lies within the boundaries of the Leucadia County Water District; however, the northern parcel is not served by any sewer district. Currently, the LCWD has commitments greater than its capacity and is not accepting any sewer hookups for new subdivisions. The LCWD is a member district to the Encina Water Pollution Control Facilities (EWPCF). This facility is currently being expanded to increase its capacity from 14 million gallons per day (mgd) to 22. 5 mgd. Construction is expected to be completed by July, 1983 (Sauter, EWPCF, 10/5/82). However, as presently planned, LCWD will not receive a portion of this capacity; therefore, the district is pursuing alternatives in an attempt to alleviate the situation. The most viable solution appears to be an additional expansion of Encina, which LCWD is financially able to pursue. Because the increase in capacity appears solvable, the LCWD board removed the moratorium in January, 1983. After removal of the moratorium, the board will consider whether or not to accept annexations to the district from areas within their flow pattern when they get an application. All of the proposed project is within the flow pattern. b. Solid Waste. Solid waste disposal is currently provided through independent agreement between users of the property and private disposal companies. Waste collected from the property is transported to the San Marcos landfill. If the parcels are annexed to the City of Carlsbad, they will be served by Coast Waste Management, a private company contracting to the city for solid waste disposal. c. Water. The subject parcels lie within the Olivenhain Municipal Water District, which would provide water service to a future project contingent upon the district board of directors' approval of a hydraulic analysis performed for the site (Fontanesi, OMWD, 4/3/81). This is a standard procedure in the district for all developments prior to tentative map approval. Table 13 presents the expected utility demand if the parcels were developed in accordance with the San Dieguito Commu- nity Plan and Carlsbad General Plan. Utility Sewer Solid waste Water TABLE 13 UTILITY DEMAND FOR DEVELOPMENT UNDER SAN DIEGUITO COMMUNITY PLAN AND PROPOSED CARLSBAD GENERAL PLAN San Dieguito Community Plan Carlsbad General Plan 180,000 gallons/day 305,000 gallons/day 7.5 tons/day 16 tons/day 432,000 gallons/day 610,000 gallons/day 51 C d. Fire Protection. The parcels are not presently within any fire protection district. However, the parcels could be annexed to the Rancho Santa Fe Fire Department. Once annexed to the district, the first station to respond would be the Village Park station, located at 2011 Village Parkway. Response time from this station to the project is estimated at five minutes and would provide the service of one engine, a 1,000-gallon brush rig, an ambulance, and three fire fighters. The sec- ond station to respond would be Rancho Santa Fe Station Number 1, in a time of eight to ten minutes. Equipment at this station includes en- gines, a mini-pumper, a brush rig, an ambulance, and three fire fighters. If the parcels are annexed to the City of Carlsbad, the Carlsbad Fire Department would serve the property. The property would be served by Station Number 2, with a response time ranging from approxi- mately five to nine minutes. Station Number 2 is staffed by five fire fighters, three of whom are attached to a triple-combination pumper and two to an EMT ambulance. The EMT ambulance would provide paramedic service to the parcels ( Chief West, Carlsbad Fire Department, 8/ 11 / 82). Also, the fire department is planning to purchase a site for a new fire station along Rancho Santa Fe Road north of Cadencia Street. The station should be constructed in four to five years and will be funded by the public facilities fee. Equipment will be funded from tax revenue. This new station would provide a response time of five minutes or less to all of the subject property. e. Police Protection. Police protection is provided by the San Diego County Sheriff's Department. The proposed project lies within Sheriff's Master Beat 22, which is assigned to the Encinitas station, located at 175 North El Camino Real. Average response time to the site would be about 17 minutes for priority calls and 31 minutes for nonprior- ity calls ( San Diego County Sheriff's Department 1981). With the annexation of the parcels, the Carlsbad Police Department would provide police protection. The parcels lie within Beat 45 and would have an average response time between two and eight minutes (Sergeant Viera, Carlsbad Police Department, 8/ 11 /82). f. Medical Facilities. The nearest major medical facility available to the project area is Scripps Memorial Hospital, Encinitas, located at 360 Santa Fe Drive in Encinitas. Scripps Memorial Hospital, Encinitas is approximately three miles southwest of the subject property. The hospital has a capacity of 93 beds, of which 19 are reserved for psychiatric patients. In the past year, the hospital has operated at about 70 percent of capacity. The hospital has. 250 physicians on staff; however, most of them also serve at other neighboring hospitals. Scripps Memorial Hospital, Encinitas offers a full line of medical services, including a 24-hour emergency facility, a nuclear medicine department, heart catheterization, ultrasound, a cardiopulmonary lab, physical ther- apy, and a CAT scanner (Strogner, Scripps Memorial Hospital, Encinitas, 52 C 12/31/81). Expansion plans for the immediate future include the conver- sion of the 19 psychiatric beds to medical-surgical beds. Within the next decade, the facility will be expanded to 200 beds (Zuecher, Scripps Memorial Hospital, Encinitas, 1 /2/82). g. Schools. The subject parcels are within two school dis- tricts, the Encinitas Union Elementary School District (EUESD) and the San Dieguito Union High School District (SDUHSD). Presently, the SDUHSD is experiencing crowding at San Dieguito Union High School and Oak Crest Junior High School, the schools that would serve the project (Phillips, SDUHSD, 8/ 19/82). Flora Vista Elementary School, with a student capacity of between 800 and 820 students, is expected to have an enrollment of 758 students during the 1982-1983 school year. Table 14 presents the an- ticipated enrollment figures for each of the schools that will serve the project area for the 1982-1983 school year. TABLE 14 SCHOOLS SERVING THE PROJECT SITE School San Dieguito Union High* Oak Crest Junior High* Flora Vista Elementaryt Grade 9-12 7-8 K-6 Enrollment 2,012 993 758 *Phillips, San Dieguito Union High School District, 8/ 11 /82 tEncinitas Union Elementary School District, 8/19/82 2. Impacts Capacity 1,889 939 800-820 If the parcels are annexed to the City of Carlsbad, an addi- tional 460 dwelling units and a commercial center could be developed over that which would be allowed by the San Dieguito Community Plan. This would increase the demand on utilities, as indicated in Table 13. a. Sewer. The project is expected to generate approximately 305,000 gallons of sewage per day (Appendix A). The LCWD presently does not have the capacity to treat the additional volume anticipated from subdivisions within the district; however, it is accepting applications for sewer hookups. This is because the district is presently pursuing alternatives to allow expanded treatment capacities. No significant im- pact is currently anticipated for future projects located within LCWD. Prior to any development within the northern parcel, the parcel must be annexed to a sewer district, most probably LCWD. The status of annexa- tions to LCWD is currently unknown. Therefore, the lack of sewer service 53 C for the northern parcel may result projects, since development cannot available. in a significant impact to future occur unless sewer service is b. Schools. The proposed action, if approved, could result in the construction of 1,240 single-family dwelling units on the subject property. Based on generation factors supplied by both the EUESD and the SDUHSD, the proposed project would generate a total of 943 students. Currently, the Flora Vista Elementary School is operating near capacity. However, the school district is able to accommodate the excess students because they are on a year-round schedule. The year- round school schedule enables the district to accommodate approximately 25 percent more students. There are presently no funds available, out- side of school fees, for the school district to develop additional school facilities. However, "will serve" letters are presently being issued following payment of school fees ( Roberts, EUESD, 8/ 19/82). Presently, San Dieguito Union High School is over capac- ity. Within the district, over 60 relocatable classrooms are overtaxing the permanent school facilities. However, "will serve" letters are cur- rently being issued upon the payment of school fees (Phillips, SDU HSD, 8/16/82). c. Fire Protection. Fire protection provided by the City of Carlsbad from Station Number 2 would be adequate for the most western part of the project since the response time is no greater than five minutes, with a response time approaching nine minutes. The eastern part of the project would not receive adequate service from Station Number 2. However, the proposed fire station on Rancho Santa Fe Road would provide adequate service with a response time f five minutes or less. If de- velopment on the project site occurs before the proposed fire station is operational, a significant impact may result. The project will not result in the need for additional facilities, equipment, or manpower which is not already planned. d. Police Protection. The response time for police pro- tection would be improved if the project is served by the City of Carlsbad. The Carlsbad Police Department uses a ratio of 1. 6 patrol officers per 1,000 people to provide a good level of service (Suttle, City of Carlsbad Police Department, 10/5/82). When the proposed project is developed, two additional patrol officers will be required. However, an additional patrol vehicle would not be necessary. 3. Mitigation Two areas of community services will be significantly af- fected--sewer services and schools. a. Sewer. The LCWD is accepting hookup applications for new subdivisions. In addition, the district is pursuing alternatives to increase capacity. Hence, new projects will probably not impact the 54 C C system. No additional mitigation is required. The northern parcel will be required to annex to a sewer district prior to the construction of any improvements. b. Schools. The only measures that can be made the respon- sibility of the developer are fees that can be used to provide temporary teaching facilities (portable classrooms). Permanent facilities are the responsibility of the district and cannot be made a condition of any future tentative maps. Therefore, only short-term mitigation can be assured with any specific development using school fees. 55 C I. ENERGY 1. Existing Conditions San Diego Gas & Electric (SDG&E) presently provides energy services to the southern parcel, since approximately 20 greenhouses cur- rently occupy the eastern portion of that parcel. Consumption of energy for the operation of the greenhouses and related agricultural activities is unknown. For simplicity, energy use is calculated based upon the number of dwelling units which could be constructed under land use desig- nations as presented within the San Dieguito Community Plan. Assumptions for demand rates are the same as those used for the project statistics in Appendix A. 2. Impacts If annexation were to occur, the change in allowable develop- ment would result in a significant increase in energy demand (Table 15). The major increase in electricity consumption by the proposed project is primarily the result of the commercial land use designation. Although the anticipated demands in themselves are not considered significant, an added increment in the total regional demand would occur. The San Diego region is experiencing an increase in energy prices with the increase in demand of finite energy sources. Though this project would represent an increase in energy demand, the elimination of the added dwelling units and commercial units is not expected to result in a significant reduction in the regional development of the north county area. Therefore, an increase in the demand of energy resources can be expected even if the increased development were not to occur. Energy Electricity Natural gas Gasoline TABLE 15 ENERGY DEMAND FOR DEVELOPMENT UNDER THE SAN DIEGUITO COMMUNITY PLAN AND PROPOSED CARLSBAD GENERAL PLAN San Dieguito Community Plan 18,000 kwh/day 1,170 therms/day 3,120 gallons/day Carlsbad General Plan 110,000 kwh/day 1,920 therms/ day 8,900 gallons/day 3. Mitigation Although any increase In energy demand can be considered sig- nificant, a number of energy conservation measures can reduce the antici- pated increase in energy demand to the extent feasible. These measures could include the following: 56 a. Buildings could be oriented to receive maximum benefit of active and passive solar access. b. Shading of structures with vegetation, using nondeciduous trees on the north and deciduous trees on the south, could be employed. c. Building design should incorporate energy conservation practices to the extent feasible, including design and construction of heat-venting systems, low-energy-use water-heating systems, window treatments, insulation, and weatherstripping. d. Passive heating and cooling could be incorporated into the design of each of the structures. 57 J. HYDROLOGY AND WATER QUALITY 1. Existing Conditions The proposed project site lies within the Carlsbad Hydrologic Unit (Unit 4) approximately 3. 5 miles southeast of Batiquitos Lagoon. The hydrologic unit is a somewhat triangular-shaped area of about 210 square miles, extending from Lake Wohlford on the east to the Pacific Ocean on the west and from Vista on the north to Cardiff-by-the-Sea on the south. The unit includes within its boundaries the towns of Ocean- side, Carlsbad, Leucadia, Encinitas, Cardiff-by-the-Sea, Vista, and Escondido. In the developed area, land use is nearly equally divided between irrigated agriculture and urban residential. The area is principally drained by Buena Vista, Agua Hedi- onda, San Marcos, and Escondido creeks. Annual precipitation varies from less than 11 inches near Cardiff-by-the-Sea to 20 inches near Lake Wohl- ford. The major storage area for this unit is Lake Wohlford. Production of groundwater within the unit is from more than 100 wells located largely in the Escondido area. With the exception of the Agua Hedionda subunit, groundwater basins are generally shallow and produce water of marginal quality due to connate water and a high level of total dissolved solids. 1 The quality of groundwater in the Agua Hedionda subunit ranges from inferior to locally suitable for domestic use and generally inferior for irrigation due to a high chloride content (State of California 1967). Surface waters have been adversely affected, mainly by eutrophication, from the former discharges into San Marcos and Escondido creeks. Runoff from the subject parcels drains directly into Encini- tas Creek, an intermittent stream. This stream runs generally northwest to Batiquitos Lagoon. The County of San Diego Floodplain Map ( 1975) indicates there is a 100-year floodplain located within the southern parcel approximately following the 105-foot topographic contour west of Rancho Santa Fe Road and immediately east of the road for about 100 feet. A floodway with a width varying from 230 feet on the western boundary of the parcel to 450 feet adjacent to Rancho Santa Fe Road is located within the creek flood- plain west of Rancho Santa Fe Road. No floodways or floodplains have been identified within the northern parcel. The proposed GPA and rezone show open space generally aligned with the 100-year floodplain of Encinitas Creek, west of Rancho Santa Fe Road. No open space is proposed east of Rancho Santa Fe Road ( see Figure 6). 1 Connate water is water entrapped in sediments at the time of their deposition. 58 2. Impacts The effects of changing the current land use designation on the subject parcels to residential and commercial uses would be minimal with relation to hydrology and water quality. The ultimate development of the property would lead to a number of hydrologic impacts which would be similar for any of the uses allowed under the present designations. These include: a. Increased runoff rates b. Increased sediment load of runoff waters c. Altered chemical content of runoff water. Developed areas generally exhibit a higher runoff volume than comparable nonurban areas. With any development, the quantity of surface runoff flow will increase. The discharge curve will change from a grad- ual increase and relatively high flow rate to a discharge characterized by a rapid buildup, with a peak runoff during and immediately following rainfall, and then a more rapid decrease in flow. Such accelerated rates can increase the erosion of hillsides if the runoff is not diverted. All surface drainage will ultimately flow to the northwest draining into Batiquitos Lagoon, approximately 3.5 miles downstream. The change from the current vacant use of the land to an urban use would result in the altered chemical content of the runoff waters that now flow off the property. Since no major urban land use is present on the subject property, there are no noticeable amounts of un- usual chemicals introduced into the runoff water. However, an urban use will generate a number of different chemical-waste products, which in- clude oils and other petroleum products, heavy metals, soaps and deter- gents, and pesticides. Many of these are picked up in runoff and carried into the surrounding drainages. The runoff of the proposed project is not anticipated to have a significant effect on downstream biological resources. However, the cumulative impact of the proposed project and other developments in the nearby area may be significant. Removal of native vegetation and replacement of it with land- scaping and various impervious surfaces associated with future develop- ment of any type could potentially lead to decreased rates of soil infil- tration. This could result in local alteration of groundwater levels due to a variation in the recharge rate. 3. Mitigation The impacts associated with future development can be miti- gated by conforming to the following measures: a. Following grading, temporary berms should be constructed on the pad perimeter to collect sediment from each lot. 59 c· b. All artificial slopes should be landscaped after grading with a combination of trees, shrubs, and ground cover. Special emphasis should be placed on utilizing native species, whenever possible. c. The tops of all graded pads should be graded to drain away from all manufactured slopes and supplied with small berms around the outer edge. d. Grading should be scheduled to occur following the annual rainy season. If roads and down drains cannot be paved prior to the following rainy season, they should be sand- bagged, where necessary, during the rainy season in order to minimize erosion and sediment transport. e. Wherever necessary, energy dissipaters should be included in the design to reduce the velocity of runoff into existing canyons. An additional measure that could also reduce erosion and siltation in downstream water courses is the use of automatic sprinkler systems controlled by soil-moisture sensing devices. In addition, drip irrigation systems could be employed where appropriate to conserve water used for irrigation. Reduction of the chemical contaminants in the runoff is very difficult to achieve unless controlled at the source. During grading and construction, steps should be taken to insure that all waste chemicals, especially lubricants, paints, and fuels, are properly contained and transported off the site where they should be recycled or destroyed. Controlling chemical loads after the project is occupied depends primar- ily upon individual usage and disposal of detergents, petroleum products, fertilizers, pesticides, and other chemical wastes. For the commercial use, a parking lot maintenance program should be established to periodically remove debris that collects on paved areas. The program should also include outdoor storage and dis- posal bin areas. This ac\ion would reduce the amount of materials in the downstream runoff. 60 C K. GEOLOGY 1. Existing Conditions Weber ( 1958) shows undivided Tertiary sandstones underlying the majority of the southern parcel, with only the easternmost extension possibly being in the proximity of the contact between the sandstones and metavolcanic rocks of Jurassic age. The western half of the northern parcel, according to Weber, is underlain by undivided Tertiary sand- stones, while the eastern half is underlain by metavolcanic rocks of Jurassic age (Weber 1958). In addition to the underlying geologic units, alluvial deposits are reported along Encinitas Creek predominantly west of Rancho Santa Fe Road and extending a short distance to the east of the road. A reconnaissance geologic and soils letter report was pre- pared by Shepardson Engineering Associates, Inc., on August 27, 1981, for the Rice property, located within the central portion of the southern parcel. Their investigation indicates that approximately three-quarters of the southern portion of the Rice property is underlain by light tan to buff, dense, fine-grain Torrey Sandstone of Eocene age. Normally, Torrey Sandstone does not contain expansive soils, and typically, the topsoil materials are also nonexpansive. The Geologic and Seismic Safety Element of the Carlsbad General Plan (City of Carlsbad 1975b:A-17) notes that rock series associated with the La Jolla Group (including the Delmar Formation and Torrey Sandstone) are generally associated with accelerated erosion. a. Landslides. The northern one-quarter of the Rice prop- erty is characterized by a continuous northerly slope and is underlain by light green and brown mudstone of the Delmar Formation of Eocene age. The Delmar Formation is stratigraphically located beneath the Torrey Sandstone, and the contact between the two formations is conformable and, sometimes, interfingered. Numerous shrinkage cracks were observed in areas underlain by the Delmar Formation during the on-site inspection, indicating that the underlying soils are expansive. If it assumed that conditions on the remainder of the southern parcel are similar, north- . facing slopes adjacent to Encinitas Creek can be considered unstable due to a potential landslide hazard. The northern parcel may have a similar hazard if clays associated with the Delmar Formation are present. Ancient landslides are commonly encountered within the Delmar Formation and almost all of the northern slope of the proposed project, which is underlain by the Delmar Formation, appears to have been subject to landslide activity in the past. However, the locations and inferences of these landslides are based only on geomorphic expression, stratigraphic relationships, past experience with these materials, and aerial photo interpretation. Actual slide configurations will have to be investigated in detail at some later date. b. Earthquake Hazard. Although in recent history western San Diego County has been an area of low seismicity, faulting in this region is relatively common. It is possible that faults may trend 61 through the area. This conclusion is based on surface exposures of the underlying formational materials observed during the on-site inspection. Many such faults have been investigated in this area of the county and none have proven active. Several recorded seismic events have occurred with epi- centers in the vicinity of the project; however, they were of low magni- tude. Three earthquakes, ranging from 2.0 to 2.9 on the Richter scale, recorded between 1934 and 1961, had epicenters five miles east, eight miles south, and seven miles northeast of the project. Another epicenter of the same magnitude, recorded between 1962 and 1968, is located eight miles northeast of the proposed project (County of San Diego 1976). From a regional perspective, the Rose Canyon and the La Nacion faults are two large, potentially active faults found within San Diego County. The Rose Canyon fa ult is found about 5 miles west of the subject property and the La Nacion fault is 30 miles to the south of the project. Both are oriented in a northwesterly direction. No evidence is currently available that suggests movement along these faults in recent (up to 12,000 years before present) time; however, studies show that early Pleistocene (100,000 to 17,000 years before present) sediments have been disturbed by the La Nacion fault, which indicates, in a geologic time sense, a young fault (Elliot and Hart 1973). Although historical data indicates that no major epi- center has occurred within proximity to the project, ground shaking from a more distant epicenter represents a significant potential for damage to structures in the county. The nearest active fa ult to the project site is the Elsinore fault system, located approximately 26 miles to the northeast. The maximum probable event along the Elsinore fault is on an order of magnitude of 7 .o on the Richter scale with a maximum recurrence interval of 100 years. An earthquake of this magnitude along the Elsi- nore fault could be expected to result in a maximum ground acceleration of O. 2g, where g is an inertia force equal to the acceleration due to gravity (Lee 1977). c. Liquefaction. Quaternary alluvial materials occur in the northwest portion of the southern parcel and the southern portion of the northern parcel. Typically, alluvial materials are compressible under increased loading and in the southern parcel appear to be nearly satu- rated. Shepardson Engineering Associates, Inc. ( 1981) estimates that a perched groundwater table within the alluvial material rises to approxi- mately the existing ground surface near the center of Encinitas Creek and may be within four or five feet of the surface near the boundaries of the alluvium. 2. Impacts It is important to note that impacts associated with the existing geologic conditions rf:}ative to a particular site would be, in most cases, the same for any type of development. a. Landslides. Potential landslide hazards occur along the relatively steep north-facing slopes adjacent to Encinitas Creek. This 62 C C hazard is due to the presence of the expansive Delmar Formation and the inherent weakness of its contact V.:ith Torrey Sandstone. b. Faulting. One seismically related impact that could af- fect the project would be the potential for damage due to seismic shaking in the event of an earthquake. An earthquake of 7.0 on the Richter scale along the Elsinore fault would produce ground acceleration of o. 2g (Lee 1977). Ground shaking at this intensity is not sufficient to cause appreciable damage to well-designed, "earthquake-proof" buildings. How- ever, damage would be slight to moderate in well-built, ordinary build- ings and considerable in poorly built or badly designed buildings. c. Liquefaction. Liquefaction problems could occur where there is enough interstitial water to allow movement of sand and clay particles past one another. This condition is most likely within the immediate vicinity of Encinitas Creek, where a relatively large volume of groundwater exists. The remainder of the subject properties have little liquefaction hazard. 3. Mitigation The presence of landslides on a portion of the project site can potentially preclude construction in that area. Recommendations presented within the Shepardson Engineering Associates, Inc. ( 1981) report can be extrapolated to other areas of the parcels with similar conditions. The report notes that materials within a slide mass are capable of supporting residential structures if the overall stability of the slide mass can be increased. Although it is not anticipated that faulting on the site will substantially affect the design of the project, an evaluation will be made prior to development. Measures to mitigate potential impacts associated with expan- sive soils include: a. The utilization of a three-foot-thick, nonexpansive soil cap where appropriate b. Reinforced and deepened footings where required. Erosion and downstream siltation impacts will be minimized utilizing the following measures: a. The time during which soil is exposed to erosion will be minimized through a close phasing of the clearing, grad- ing, paving, and construction operations. Grading should not take place during the rainy season. b. All manufactured slopes will be expeditiously revegetated utilizing a landscape plan. c. Graded roadbeds and down drains should be sandbagged where necessary. 63 C L. SOILS/AGRICULTURAL RESOURCES 1. Existing Conditions Although no agricultural activity is currently present on the subject property, it has occurred in the past. Farming has occurred in the past in the areas surrounding the parcels. The viability of a particular piece of land to support agri- culture is based on a number of factors, including climate, growing sea- son, topography, water availability, and soils. Since most land will support some form of agriculture, it is important to further refine the agricultural land definition to include only "prime agricultural land." Prime agricultural land has been defined in the California Government Code, Section 51201. This definition is also included in the Williamson Act, which is the State of California legislation allowing the creation of agricultural preserves. Prime agricultural land as defined by the act includes any of the following characteristics: a. All land which qualifies for a rating as Class I or 11 on the Soil Conservation Service Land Use Capability classifications. b. Land which qualifies for a rating of 80 to 100 on the Storie Index. c. Land which supports livestock used for the production of food and fiber and which has an annual carrying capacity equivalent to at least one animal unit per acre, as de- fined by the U.S. Department of Agriculture. d. Land planted with fruit or nut-bearing trees, vines, bushes or crops which have a nonbearing period of less than five years and which will normally return, during the commercial bearing period, on an annual basis, from the production of unprocessed agricultural plant produc- tion, not less than two hundred dollars ($200) per acre. e. Land which has returned from the production of unpro- cessed agricultural plant products at an annual gross value of not less than two hundred dollars ($200) per acre for three of the previous five years. Of the several factors mentioned previously to determine agricultural viability, the topography and soils which are present on the subject property present the most important constraints. Approximately 35 percent of the southern parcel is made up of lands suitable for agri- culture; the remainder of the soils are not suitable because of steep slopes and erosive soils. Within the Soil Survey, Part 111 ( Soil Interpretation Manual) (County of San Diego 1975), soils are rated in two ways regarding crop suitability. These are the Storie Index and Capability Group. The Storie Index ranges from a low of about 5 to a high of 97. Soils on the 64 property have a Storie Index of less than 5 to 81; soils with the greater rating occur within the immediate vicinity of Encinitas Creek. Within the Capability Group rating system, the soils on the property range from a high of Class I to a low of Class VI 11 (Table 16 and Figure 8). Gener- ally, the Class I and Class II soils lie in the immediate vicinity of Encinitas Creek. The soils occurring on the hills have capability class ratings of 111 to V 111, indicating severe agricultural limitations, pri- marily resulting from slope steepness and potential erodibility. The limitations of the soils noted above must be understood in the context of any given site. Agricultural suitability of a given site varies according to the crop or crops to be grown in the area. The main criteria for "suitability" is the capability, by ordinary farming practices, of the parcel to produce agricultural commodities commer- cially; however, a parcel's suitability for producing agriculture does not necessarily mean that it may be economical or feasible. The USDA Soil Survey indicates most of the soils identified on the subject parcels are not rated with respect to crop suitability for several reasons. These include lack of soil depth, rocky surface texture, poor soil permeability, and excessive topographic slope. While a portion of the subject parcels may be suitable for production agriculture, it must be pointed out that agriculture on the parcels may not be feasible with regard to economics, the farming of steep slopes and erosive soils, compatibility with surrounding uses, and other usual conflicts between agricultural and urban areas. It is recommended that if these parcels are to be considered for agricultural purposes, a complete suitability and feasibility analy- sis be made to determine if the activity is potentially a viable economic operating unit for production agriculture compatible with surrounding uses. Although portions of the subject parcels have been farmed in the past, crops have generally not done well due to poor drainage, in- adequate soil depth, and disease (RECON 1981). Presently, approximately 20 greenhouses are operated on the eastern part of the southern parcel. The operation of these self-contained greenhouses is not dependent upon local soil conditions as is general agriculture. Nonprime land within the maritime climatic zone is often con- sidered of equal agricultural value as prime agricultural land when prop- erly managed through the use of imported water and soil additives. The parcels were considered a part of an important agricultural resource in the once proposed Preliminary Draft Agricultural Element of the San Diego County General P Ian ( County of San Diego 1979d). A I though the proposal to include this element in the general plan has been withdrawn, it is necessary to review the "Agricultural Cropland" criteria used to define this property as an agricultural resource. This site meets the criteria as it • • • has a history of crop production [ successful greenhouses but unsuccessful tomatoes and protea]; and is large enough for commercial agricultural production (WESTEC Services, Inc. 1979). 65 I""") TABLE 16 LISTING OF SOILS OCOJRRING WITHIN THE SUBJECT PROPERTIES Storie Capabi Ii ty Croe Rating Soi I Classification Index Unit Avocado Citrus Tomatoes Flowers Northern Parcel AwC Auld clay, 5-9% slopes 47 lle-5(19) NR NR Good NR Sn9 San Miguel-Exchequer rocky s i It I oams, 9-70% slopes 8 Vlle-8(19) NR NR NR NR Southern Parcel AtD Altamont clay, 9-15% slopes 39 llle-5(19) NR NR Fair NR AtE Altamont clay, 15-30% slopes 29 IVe-5(19) NR NR Fair NR AtE2 Altamont clay, 15-30% slopes 25 IVe-5(19) NR NR Fair NR CbB Carlsbad gravelly loamy sand, 2-5% slopes 23 llle-8(19) NR Fair NR Good CsB Corra I i tos loamy sand, 0-5% slopes 64 1 I ls-4(19) Good Good NR Good CsC Corra Ii tos loamy sand, 5-9% slopes 61 1 I ls-4(19) Good Good NR Good GaE Gaviota fine sandy loam, 9-30% slopes <5 Vlle-8(19) NR NR NR NR LcE2 La Posta rocky loamy coarse sand, 5-30% slopes 15 V 11 e-7 ( 20) NR NR NR NR LeC2 Las Flores loamy fine sand, 5-9% slopes 31 IVe-3(19) NR NR NR Good LeD2 Las Flores loamy fine sand, 9-15% slopes 29 IVe-3(19) NR NR NR Fair LeE3 Las Flores loamy fine sand, 9-30% slopes 24 VI I e-1 ( 19) NR NR NR NR LvF3 Loamy alluvial land-Huerhuero comp I ex, 9-50% slopes 23 Vllls-1(19) NR NR NR NR RuG Rough broken land <10 VI I le-1(19,20) NR NR NR NR SbA Salinas clay loam, 0-2% slopes 8 1 1-1(19) NR Fair Good Fair SbC Salinas clay loam, 2-9% slopes 73 I I e-1 ( 19) NR Fair Good Fair NR = not rated C C 1 AL TMONT SOJL SERIES 2 CORRALITAS SOIL SERIES 3 GAVIOTA SOIL SERIES 4 LAS FLORES SOIL SERIES 5 REDDING SOIL SERIES ------- 6 SALINAS SOIL SERIES 7 SAN MIGUEL SOIL SERIES FIGURE 8. LOCATION OF SOIL GROUPINGS WITHIN THE SUBJECT PROPERTY. FROM: U.S.D.A. 1973 SOIL SURVEY: SAN DIEGO AREA CALIFORNIA. REC(DN:;;=;:_. R-1364 C C C The most significant on-site agricultural use is the self- contained greenhouse operation, the success of which is enhanced by the maritime climatic zone. The WESTEC report also indicates that the mesa tops on the property could also be farmed with the use of soil additives in order to take advantage of the maritime climatic zone. Attempts to farm these areas in the past, however, have proven to be economically infeasible. The City of Carlsbad General Plan's Open Space and Conserva- tion Elements ( 1973) states as an objective that the city should prevent the premature development of prime agricultural lands and preserve the lands wherever feasible. Also, in 1980 the Carlsbad City Council adopted an interim agricultural policy for land not designated agricultural in the general plan. In this policy the council encourages the temporary use of these agricultural lands. However, the policy also states that it shall not preclude the ultimate development of land used for agriculture provided the development is consistent with Carlsbad's ordinances and policies. An important aspect of agriculture for this project is the disestablishment of the agricultural preserve over Rancho Verde, the eastern 148 acres of the southern parcel, in 1981. The draft EIR which addressed the disestablishment of the Rancho Verde agricultural preserve indicated that the truck and flower crops grown on the property were un- successful because of a lack of soil depth and nonprime soils. However, the E IR indicated that the greenhouse operation is successful and the soils were rated good or fair for several crops. The draft EIR concluded that if the agricultural preserve was disestablished, it could have a potentially significant impact on the agricultural resources on-site. In 1980 the county board of supervisors approved the disestablishment of the agricultural preserve by finding overriding social and economic consider- ations. Since this action, the agricultural value of land in the area of Rancho Verde has been significantly reduced (Escher, San Diego County Agricultural Department, 5/27 /82). 2. Impacts Development of the subject property would displace any poten- tial agricultural uses of the property, including the greenhouse opera- tions on the southern parcel. The property does not have a significant amount of prime agricultural soils and a part of the southern parcel is no longer in an agricultural preserve. Therefore, development of the subject property would not result in a significant impact. 3. Mitigation Although no significant impact has been identified with respect to the potential loss of agricultural resources, the Carlsbad Interim Agricultural Policy states that the land could be used for agriculture on a short-term basis through leasing or ownership. 68 C C IV. CERTIFICATION This report presents a full disclosure and an independent analysis of all available information pertinent to the proposed action. ~ i <~-~ -- ED BRUNJES ~ Environmental Consultant The following persons participated in the preparation of this report. Joan z. Bonin, B.S. Biology Senior Technical Illustrator Ed Brunjes, B.S. Biology; M.Ed. Educational Foundations Environmental Consultant Charles S. Bull, B.A. Sociology; M.A. Anthropology President Loretta L. Cornwell Production Supervisor Paul S. Fromer, Jr., B.S. Zoology; M.S. Biology; Ph.D. candidate Zoology Consulting Zoologist Susan M. Hector, M.A. Anthropology Archaeologist Kim B. Howlett, B .A. Urban Studies and Business and Economics Environmental Consultant John P. Larson, B.S. Chemistry Vice President Cameron Patterson, B .S. Biology Environmental Consultant Virginia C. Paule Production Specialist Victoria Aires Touchstone, B .A. Environmental Studies Senior Environmental Consultant Susan Walter, B.A. Anthropology Technical Illustrator 69 C V. PERSONS AND AGENCIES CONSUL TED Carlsbad, City of Fire Department Chief West Planning Department Catherine Nicholas Pol ice Department Sergeant Viera Lieutenant Suttle Encina Water Pollution Control Facilities David Sauter Encinitas Union Elementary School District Warren Roberts San Diego, County of Agricultural Department Mr. Escher Air Pollution Control District Hal Brown Sheriff's Department San Diego Association of Governments John Hofmockel Mac McQuern San Diego Gas & Electric David S. Siino San Dieguito Union High School District Dr. Rodney Phillips Scripps Memorial Hospital, Encinitas Rosanne Stogner Donald Z uecher Willdan Associates Bob Sergeant 70 C VI. REFERENCES CITED Air Pollution Control District 1976a Regional Air Quality Strategies for the San Diego Air Basin. San Diego. April. 1976b Air Quality Assessment for Environmental Impact Reports. 1978a Revised Regional Air Quality Strategy. September. 1978b Regional Emission Trends Projections for the San Diego Air Qual- ity Management Plan. American Ornithologists' Union 1973 Thirty-Second Supplement to the American Ornithologists' Union Checklist of North American Birds. Auk 90 :411-419. American Pacific Environmental Consultants, Inc. 1981 Archaeological Reconnaissance of the Rancho Verde Property. California, State of 1967 Groundwater Occurrence and Quality: San Diego Region. Volumes 1 and 2. The Resources Agency, Department of Water Resources. 1974 Energy Conservation Design Manual for New Residential Buildings. Article 4, Section 1092. Caltrans 1975 San Diego Metropolitan Area Transportation Study. Carlsbad, City of 1973 Open Space and Conservation Element. General Plan. 1975a Scenic Highways Element. General Plan. 1975b Geologic and Seismic Safety Element. General Plan. 1977 Zoning Ordinance. 1980 Housing Element. General Plan. 1981 Land Use Element. General Plan. 1982 Circulation Element. General Plan. Carrico, Richard L. 1977 Archaeological Site Survey Record for SDM-W-1260. Close, Daniel, et al. 1970 Climates of San Diego County: Agricultural Relationships. Uni- versity of California Agricultural Extension Service. 71 C Daniel, Mann, Johnson & Mendenhall 1972 Airport Noise Study for San Diego County. Prepared for the County of San Diego. Elliot, William J., and Michael W. Hart 1973 New Evidence Concerning Age of Movement of the La Nacion Fault, Southwestern San Diego County, California. Geology of South- western San Diego County, California and Baja California. San Diego. Everett, William T. 1980 Threatened, Declining and Sensitive Bird Species in San Diego County. Sketches 29(10):2-3. Federal Highway Administration 1978 FHWA Highway Traffic Noise Prediction Model. Report No. FHWA- RD-77-108, December. Hall, Raymond E., and Keith R. Kelson 1959 The Mammals of North America. New York: The Ronald Press Company. Kaldenburg, Russell L. 1976 Paleotechnological Change at Rancho Park North, San Diego County, California. Master's thesis, Department of Anthropology, San Diego State University. Knight, Walter 1981 Status of Arctostaphylos glandulosa ssp. crassifolia (Ericaceae). The Four Seasons 6(3). August. Lee, Louis J. 1977 Potential Foundation Problems Associated with Earthquakes in San Diego. Geologic Hazards in San Diego. McGurty, Brian M. 1980 Survey and Status of Endangered and Threatened Species of Rep- tiles Natively Occurring in San Diego, California. San Diego Herpetological Society. Munz, P. A. 1974 A Flora of Southern California. University of California Press, Berkeley. Norwood, Richard H. 1981 A Cultural Resource Reconnaissance for the Rice Property, San Diego County, California. RECON. Patterson, Cameron C. 1981 Letter Report to the County of San Diego on the Rancho Verde Property, dated May 4. RECON. Patterson, Cameron C., and Paul S. Fromer, Jr. 1981 A Biological Survey Retort for the Rice Property, County of San Diego. December. RE ON. 72 ( Powell, R. W. 1974 Inventory of Rare and Endangered Vascular Plants of California. RECON 1981 1982 California Native Plant Society Special Publication No. 1. Focused Environmental Impact Report, GPA 81-02, for the San Dieguito Community Plan, Rancho Verde. Focused Environmental Impact Report for the Rice Property. TM #4287, EAD Log #81-8-97. Remsen, Jan 1978 Species of Special Concern: California's Imperiled Birds. West- ern Tanager 45(8): 1-8. San Diego, County of 1975 Soil Interpretation Manual, Soil Survey Part, Part 111. 1976 Seismic Safety Element. San Diego County General Plan 1990. 1978a Air Quality in San Diego County: Annual Air Monitoring Report. Air Pollution Control District. 1978b Population Forecasts for San Diego County (Series IVb). 1979a Circulation Element. San Diego County General Plan 1990. 1979b Biological Survey Guidelines. September. 1979c Air Quality in San Diego County: Annual Air Monitoring Report. Air Pollution Control District. 1979d Preliminary Draft Agricultural Element of the San Diego County General Plan. 1980 Land Use Element. San Diego County General Plan 1990. 1981 San Dieguito Community Plan. San Diego Association of Governments (formerly Comprehensive Planning Organization 1979 Travel Behavior Survey. Shepardson Engineering Associates, Inc. 1981 Reconnaissance Geologic and Soils Report, Rice Tentative Map, Olivenhain-La Costa Area, San Diego County, California. August •. Smith, 1980 J. P., R. J. Cole, and J. O. Sawyer Inventory of Rare and Endangered Vascular Plants of California. California Native Plant Society Special Publication No. 1, 2nd edition. 73 J. P., and R. York, eds. Smith, 1982 Inventory of Rare and Endangered. Vascular Plants of California. California Native Plant Society Special Publication No. 1, 2nd edition, second supplement. February. Stazer, Alan K. 1977 Air Quality Handbook for Environmental Impact Reports. South Coast Air Quality Management District, El Monte. Stebbins, Robert C. 1972 Amphibians and Reptiles of California. University of California Press, Berkeley. Sward, William L. 1981 Biological Reconnaissance of the Rancho Verde Property. January. APEC, Inc. Tate, R. F. 1981 The Blue List for 1981. American Birds 35(1):3-10. Thorne, R. F. 1976 The Vascular Plant Communities of California. The Symposium Pro- ceedings: Plant Communities of Southern California, May 4, 1974. California Native Plant Society Special Publication No. 2. Pages 1-31. California Native Plant Society, Berkeley. U .s. Department of Agriculture 1973 Soil Survey, San Diego Area, California. Soil Conservation Service and Forest Service. U.S. Department of Housing and Urban Development 1972 Aircraft Noise Impact: Planning Gujdelines for Local Agencies. Prepared by Wilsey & Ham and Bolt, Beranek and Newman. U.S. Environmental Protection Agency 1977 Compilation of Air Pollutant Emission Factors (AP-42). Weber, F. Harold, Jr. 1958 Geology and Mineral Resources of San Diego County, California (map). WESTEC Services, Inc. 1979 Rancho Verde Draft Environmental Impact Report. San Diego. October. Willdan Associates 1982 Traffic Analysis -Wooley Annexation. September. 74 APPENDICES APPENDIX A ( APPENDIX A PROJECT DATA 1. Land Use. The project proposes that the 475-acre parcels be annexed into the City of Carlsbad, designated low density residential (1.5 du/ac) (227.8 acres), low medium residential (4.0 du/ac) (224.5 acres) , commercial ( 9. 6 acres), and open space ( 12. 8 acres) on the gen- eral plan. The amount of commercial buildable square footage is based on an average of 60 to 70 percent of gross acreage and 35 feet high maximum ( Nicholas, City of Carlsbad Planning Department, 8/ 10/82). 2. Resident Population. The number of residents is based on popula- tion per household in Carlsbad, which was obtained from the 1980 census (Hofmockel, SANDAG, 9/8/82). 3. Student Generation. A student generation rate of 0.39 student per dwelling unit (Phillips, SDUHSD, 8/ 11 /82) was obtained from the San Dieguito Union High School District. For elementary student generation, the rate of o. 37 student per dwelling unit was obtained from the Encini- tas Union Elementary School District (Roberts, EUESD, 8/ 19/82). 4. Vehicle Trip Generation. Vehicle trip generation data was pro- vided by Willdan Associates from their report Traffic Analysis, Woolley Annexation (Appendix C). 5. Vehicle Mileage. The adjusted trip length of 8.0 miles per day used in calculating vehicle mileage is based on data from TAZ 6101 and 6102 and Centroid Nodes 594 and 595, within which the project is located. This data is from the San Diego Metropolitan Area Transportation Study by Caltrans and the county Integrated Planning Office (Caltrans 1975). 6. Energy Consumption a. Electricity. Electricity consumption for residential areas was computed using a factor of 700 kilowatt-hours ( KWH) per dwelling unit per month ( Gleason, SDG&E, 11 /20/80). Electricity consumption for commercial areas is based on a factor of 4. 18 kwh per square foot of floor space per month ( Stazer 1977). b. Natural Gas. Natural gas consumption for residnetial areas was computed using a factor of 45 therms per dwelling unit per month (Gleason, SDG&E, 11/20/80). Natural gas consumption for commercial areas is based on a factor of 0.003 therms per square foot of floor space per month (Stazer 1977). c. Gasoline Consumption. The estimated gasoline consumption was calculated from an average mileage of 18 miles per gallon for all vehi- cles, as contained in the report Travel Behavior Survey (SANDAG 1979). 7. Water Consumption. Residential water consumption is based on a factor of 180 gallons per resident per day, provided by the Olivenhain Municipal Water District (8/ 11 /82). Commercial water consumption is calculated using a rate of 7,000 gallons per net acre per day ( Hom, City of San Diego Water Utilities Department, 8/11/82). a-1 a. Sewage Generation. Sewage generation for residential areas is based on a factor of 230 gallons per equivalent dwelling unit per day (Leucadia County Water District, 8/ 11 /82). Commercial sewage generation is based on a factor of 1,600 gallons per gross acre per day (Hogue, City of San Diego Water and Sewer Services, 8/11/82). 9. Solid Waste Generation. Residential solid waste generation is calculated using a factor of 6.1 pounds per resident per day; and for commercial uses, it is calculated using a factor of o. 022 pounds per square foot of floor space per day (Davis, County of San Diego, 8/31 /80). a-2 PROJECT STATISTICS1 (Maximum Allowable Development) Project Area Land Use Residential Development Low density ( 1. 5 du/ ac) Low-medium density (4.0 du/ac) Total Commercial Net acreage (67% of gross acreage) 227.8 acres 224.5 acres 452.3 acres = 474.6 acres 342 units 898 units 1,240 units 9.6 acres 6.4 acres Net buildable square footage (6.4 acres x 2 stories x 43,560 sq.ft.lac) = 1,560,000 square feet Open Space Resident Population 2.54 residents/unit x 1,240 units Student Generation Elementary 0.39 student/unit x 1,240 units Junior and Senior High 0. 37 student/ unit x 1,240 units Total Vehicle Trips Residential Commercial Total Vehicle Mileage Residential 8.0 miles/trip x 12,630 trips/day Commercial 8.0 miles/trip x 7,680 trips/day Total = = = = = 12.s acres 3,150 residents 480 students 460 students 940 students 12,630 trips/day 7,680 trips/ day 20,310 trips/day 100,000 miles/day 60,000 miles/day 160,000 miles/day 1calculations are adjusted to the nearest significant integer. a-3 Energy Consumption Electricity Residential 700 kwh/unit/month x 1,240 units = 900,000 kwh/month Commercial 4.18 kwh/sq.ft./month x 560,000 sq.ft. = 2,300,000 kwh/month Total 3,200,000 kwh/month Natural Gas Residential 45 therms/unit/month x 1,240 units = 56,000 therms/month Commercial 0.003 therm/sq.ft.Imo. x 560,000 sq.ft. = 1,700 therms/month Total 57,700 therms/month Gasoline 160,000 miles/day+ 18 miles/gallon Water Consumption Residential 180 gal. /resident/day x 3,150 residents Commercial 7,000 gal./net acre/day x 6.4 net acres Total Sew age Generation Residential = = = 230 gallons/unit/day x 1,240 units = Commercial 1,600 gallons/gross acre/day x 4.6 acres = Total Solid Waste Generation Residential 6.1 pounds/resident/day x 3,150 residents = Commercial 0.022 pounds/sq.ft./day x 560,000 sq.ft. = Total a-4 8,900 gallons/day 570,000 gallons/day 40,000 gallons/day 610,000 gallons/day 290,000 gallons/day 15,000 gallons/day 305,000 gallons/day 19,000 pounds/day 12,000 pounds/day 31,000 pounds/day APPENDIX B APPENDIX B AIR QUALITY DATA 1. Statistics. The statistical data used in the air quality compu- tations are found in Appendix A, Project Data. 2. Computations. The computations of the estimated emissions from the proposed project are based on methods found in Air Quality Assessment for Environmental Impact Reports (APCD 1976b). These emission estimates are calculated for the projected year of completion of the proposed project. Emissions were computed for the following source categories: a. Vehicles. This category includes emissions from motor vehi- cles of all types whose use can be attributed to the project. b. Power Generation. This category includes emissions produced in the San Diego Air Basin by the generation of electricity to supply the power needs of the project. c. Heating. This category includes emissions resulting from the burning of natural gas to provide water and space heating for the project. 3. Emission Factors. Emission calculations are based on "emission factors, 11 which are statistical averages or quantitative estimates of the rate at which a pollutant is emitted into the atmosphere as the result of some activity (such as the combustion of gasoline in vehicles) divided by the level of that activity (e.g., gallons consumed). The emission factor thus relates the quantity of pollutants emitted to some indicator of ac- tivity, such as the quantity of fuel burned or the number of miles traveled. The emission factors used in this report are based on informa- tion found in Compilation of Air Pollutant Emission Factors (AP-42) (U.S. Environmental Protection Agency 1977) and information supplied by the San Diego County APCD. It should be noted that emission factors and the emission esti- mates derived from their use are general estimates only and should not be considered as absolute predictions of future emissions. Emissions that would be generated by the proposed project are summarized below and in Tables B-1 and B-2. b-1 AIR QUALITY COMPUTATIONS FOR 1990 Emissions from Motor Vehicles: Reactive Hydrocarbons Di stance-related 0.63 grams/mile x 100,000 miles/day Trip-related 7. 33 grams/trip x 12,500 trips/day Total Carbon Monoxide Distance-related 7.86 grams/mile x 100,000 miles/day Trip-related 46.48 grams/trip x 12,500 trips/day Total Oxides of Nitrogen Distance-related 2.03 grams/mile x 100,000 miles/day Emissions from Power Generation: Carbon Monoxide 0.156 gram/kwh x 150,000 kwh/day Oxides of Nitrogen 1.12 grams/kwh x 150,000 kwh/day Sulfur Dioxide 0.017 gram/kwh x 150,000 kwh/day Particulates 0.313 gram/kwh x 150,000 kwh/day Emissions from Domestic Heating: Carbon Monoxide 0.907 gram/therm x 2,000 therms/day Oxides of Nitrogen 4.54 grams/therm x 2,000 therms/day Sulfur Dioxide 0.027 gram/therm x 2,000 therms/day Particulates 0.454 gram/therm x 2,000 therms/day b-2 = = = = = = = = = = = = = = 63 kg/day _Jg kg/day 155 kg/day 786 kg/day 581 kg/day 1,367 kg/ day 200 kg/day 23 kg/day 168 kg/day 2.6 kg/day 47 kg/day 1.8 kg/day 9.1 kg/day 0.05 kg/day 0.9 kg/day Emission Source Vehicles Power generation Domestic heating TOTAL TABLE B-1 SU\NARY OF EMISSIONS FROM THE PROPOSED PROJECT (kilograms per day) Reactive Carbon Oxides of Sulfur Hydrocarbons Monoxide Nitrogen Dioxide 155 1,367 200 23 168 2.6 1.8 9. 1 0.05 155 1,391.8 377. 1 2.65 Particulates 47 0.9 47.9 Po I I utant Reactive Hydrocarbons Carbon Monoxide Oxides of Nitrogen Sulfur Dioxide Particulates TABLE B-2 PROJECT EMISSIONS CONTRIBUTION TO SAN DIEGO AIR BASIN TOTALS (1990) Project Total Basinwide Total* (kg/day) (kg/day) 160 360,000 1, 4·00 670,000 380 250,000 3 t 50 370,000 Project's Contribution to Basinwide Totals (percentage) 0.04 0.2 0.2 t 0.01 SOURCE: Regional Emission Trends Projections for the San Diego Air Quality Management PI an (AP(]) 1978b). *Assumes control levels. in effect in 1977 will continue unchanged. tNo projection is available. ( APPENDIX C TRAFFIC ANALYSIS WOOLEY ANNEXATION This proposed annexation and pre-zoning located at the southeast corner of the City of Carlsbad is adjacent to several significant roadways. These include Rancho Santa Fe Rd. and Olivenhain Rd. which are existing, but not built to their ultimate widths and SA680, a much debated roadway, which is planned to connect Interstate 5 at Leucadia with Interstate 15 near Rancho Bernardo. SA680 has been deleted and included in the County's Circulation Element several times over the past five years. As a result, there is a significant body of information relating to the future traffic and circulation conditions in the vicinity of this proposed annexation. The bulk of this information is con- tained in the "Supplemental Draft Environmental Impact Report, San Dieguito Circulation Element, GPA 81-01" prepared by the San Diego County Department of Planning and Land Use in May 1981. This report will therefore review any differences between the land use assumptions contained in the County's Draft EIR and the land uses proposed with this annexation. We will then identify any differences in traffic volumes or patterns and evaluate the impacts related to ·these. EXISTING CONDITIONS ,, Rancho Santa Fe Road provides north-south access to the subject 1 C property. It is currently constructed as a two lane rural road with unimproved shoulders. This road however, is shown in the City of Carlsbad's General Plan as a major arterial north of Olivenhain Road. South of Olivenhain Road it is designated as a light collector on San Diego County's Circulation Element. As a major arterial the road will ultimately be constructed with four lanes and a raised median within a 102 foot right of way and will carry 20,000 to 40,000 vehicles per day. The light collector standard calls for a two lane way within a 60 foot right of way and will carry up to 7,000 vehicles per day. Olivenhain Road provides access to the project site from the west. It is also designated as a major arterial on the City of Carlsbad's Circulation Element. It is presently a two lane roadway, but it has been widened on the north side aiong the frontage of the Rancho Ponderosa subdivision to provide half of the ultimate street width. Traversing the project area also in an east-west direction is the proposed SA680. This roadway which is currently designated as a major road (four lane divided road) in the County's Cir- culation Element. will follow the alignment of Olivenhain Road west of the project and then follow Rancho Sante Fe Rd. south from the project before it again turns to the east roughly parallel to and north of El Camino_del Norte in the Community of Olivenhain. (-The northerly 80 acres of the proposed annexation will take access from roadways shown in the La Costa Master Plan (MP 149-E). 2 According to this master plan, Melrose Ave. a planned prime arterial (six lane divided roadway) will bisect this parcel. Subsequent to the approval of the master plan by the City of Carlsbad, San Diego County removed this portion of Melrose Ave. from their circulation element. Based on this, it is reasonable to assume Melrose will not be constructed east of Rancho Santa Fe Road as shown on the master plan. Instead the eastern portion of the master plan and the northern 80 acre portion of this proposed annexation will most likely be served thru a series of collector streets connecting with Mission Estancia and La Costa Avenue, two secondary arterials (four lane undivided roadways) which connect with Rancho Santa Fe Road. c· Since the area. surrounding the project area is not fully built out, the current traffic volumes are substantially less than the ultimate traffic volumes. Table A below, shows the current traffic volumes on the significant roads in the vicinity of the proposed annexation and the projected volumes for these roads in the year 2000, as shown in the EIR for the San Dieguito Circulation Element. TABLE A CURRENT AND FORCAST DAILY TRAFFIC VOLUMES Road Current Year 2000 ca:eaciti Rancho Santa Fe N. of Olivenhain 8,700 34,000 40,000 Rancho Santa Fe s. of SA680 4,500 7,000 7,000 Olivenhain Rd. 10,000 40,000 40,000 SA 680 24,000 40,000 El Camino del Norte 2,500 6,000 7,000 La Costa Ave w/o Rancho Santa Fe 5,600 8,000 20,000 3 C COLLEGE IIYD. AVE ENCINAS £. --~ \.._. ~ _, ---PACIFIC OCEAN FREEWAY PRIME ARTERIAL •••••-• MAJOR ARTERIAL LEUCADIA a.YD. SECONDARY ARTERIAL/ COLLECTOR LIGHT COLLECTOR COMBINED CARLSBAD -SAN DIEGO COUNTY CIRCULATION ELEMENT "' r NO SCALE \ ~-0 \ , \ I \ I \ ,, ~ANCHO M I SANTA FE IID. _ .. _, ,, I '~ / ' I '- * SU88ESTED REVISION EXHIBIT I WILlDAN ASSOCIA ns C C The impacts associated with these forcast trips have been pre- viously addressed in the San Dieguito Circulation Element EIR and will not be further addressed in this report. IMPACTS This proposed annexation and pre-zoning is requesting a revision in the land use designation for the project area. The area currently has several rural residential land use designation allowing densities ranging from 0.5 dwelling units per acre to 2.9 dwelling units per acre. It is proposed to revise this to suburban land uses with densities ranging from 1.5 dwelling units per acre to 4.0 dwelling units per acre plus a 9.6 acre commercial development. Both the current rural residential and proposed suburban resi- dential land uses will most likely contain single family detached units. This type of development typically generates 10 trips per unit. Commercial development however, generate significantly more trips. Based on local studies and studies in other areas SANDAG suggests using a generation rate of 1200 trips per acre for neighborhood commercial centers, which are generally less than 10 acres in size and a rate of 800 trips per acre for community commercial centers which are generally 10 to 30 acres in s~ze. For this analysis we have used the lower generation rate (800 trips per acre) for several reasons. The size of the parcel is at the dividing point between neighborhood and community shopping centers. The commercial center will also serve the 4 surrounding residential areas and will simply divert some existing trips instead of generate new trips. Finally, about 20 percent of all residential trips are to and from shopping, therefore, there would be a substantial number of internal residential trips, which could be deleted, but have not been in this analysis. Table B below summarizes the number of trips which are expected from both the existing and proposed land uses. Land Use RR-5 RRl RR3 Low Low-Med Commercial Area 80 148 234.10 228 224.5 9.6 TABLE B TRIP GENERATION Densitj:'.'. CURRENT LAND 0.5 1 2.9 PROPOSED 1.5 4.0 LAND Rate USE 10 10 10 TOTAL TRIPS USE 10 10 800 TOTAL TRIPS Trips 400 1480 6789 8669 3420 8980 7680 20,080 As can be seen the proposed land uses will generate app~oximately 11,400 more trips than were evaluated in the San Dieguito Circulation Element EIR. The bulk of these additional trips will be generated by the proposed commercial center. These additional trips were distributed onto the proposed street system based on our review of current traffic patterns and pro- posed land uses in the area. We determined, approximately 45 percent of the additional traffic would be oriented to and from 5 C the north on Rancho Santa Fe Road. This would include the majority of trips to the commercial center due to the large number of proposed homes in the east La Costa area. It would also include a number of work related trips bound for San Marcos and Escondido. Olivenhain Road/SA680 to the west would carry approximately 40 percent of the traffic. This would be made up of a combination of work trips for jobs located near Palomar Air- port or those reached by Interstate 5, and shopping trips to the commercial area along El Camino Real. The remaining 15 percent would be oriented to the south and east along Rancho Santa Fe Road and SA680. These would be shopping trips to the proposed coromercial center and a minimum number of business and recreation trips oriented towards Rancho Bernardo and Inter- state 15. Exhibit 2 shows the distribution of the additional trips and the ultimate traffic volumes expected in the vicinity of this proposed annexation. The projected traffic volumes are well within the capacity for all of the roads except Rancho Santa Fe Road north of Oliven- hain and Olivenhain Road/SA680. The projected volume of 39,000 vehicles per day on Rancho Santa Fe Road is at the top of the range for major arterials. This indicates the intersections along Rancho Santa Fe Road will have to be carefully evaluated as specific projects are proposed. It will be quite likely additional widening for dual left turn lanes or right turns will be required at some intersections. Olivenhain Road/SA680 however, will exceed the upper limit for major arterials of 40,000 by 4,000 vehicles per day. This 6 C ADDITIONAL PROJECT~ RELATED TRAFFIC/ YEAR 2000 W/PROJECT (:::::::1 PROJECT AREA · I 0001 ADDITIONAL PROJECT RELATED TRIPS NO SCALE C EXHIBIT 2 FUTURE TRAFFIC VOLUMES C will add to the congestion, which will already be occuring at the El Camino Real -Olivenhain Road intersection. With 60,000 vehicles per day on El Camino Real and 40,000 or 44,000 vehicles on Olivenhain Road the intersection will be operating at level of service F, a forced flow situation. Even with the use of multiple left turn lanes and free right turn lanes, it may be impossible to achieve better than level of service F, which is generally unacceptable. This level of congestion will occur even without the proposed land use changes, since the land use changes add less than four percent of the total traffic to the intersection. If SA680 is not constructed, traffic volumes with the proposed land use changes, will drop to 35,000 on Olivenhain Road and 57,000 on El Camino Real. This will result in level of service Cat the intersection of El Camino Real and Olivenhain Road. This could, however, lead to additional congestion problems at other loca- tions as identified in the San Dieguito Circulation Element draft EIR. In addition to congestion problems at.the El Camino Real -Oliven- hain Road intersection, congestion and circulation problems could occur at the Rancho Santa Fe -Olivenhain Road intersec- tion. This intersection will have significant traffic flows approaching from three different directions, as well as a commercial center adding traffic from a fourth direction. With 70,000 to 80,000 vehicles per day using this intersection, it will be necessary to redesign it so the number of turning move- ments is minimized and adequate sight distance is maintained. 7 C C MITIGATION MEASURES If the land uses as proposed are approved there will be signi- ficant unrnitigatable adverse impacts on the area wide circu- lation system. As pointed out these will occur along Olivenhain Road/SA680 west of the project area. If, however, the City Council determined there are overriding social and economic concerns and approves the project the following mitigations should be considered to minimize the traffic impacts. 1. The intersection of El Camino Real and Oliven- hain Road should be widened to provide free right turn lanes and multiple left turn lanes on all approaches. 2. A traffic analysis should be performed to recommend specific access, street design and lane circulation patterns at the Rancho Santa Fe -Olivenhain Road intersection. This should be completed when a development plan is submitted for the commercial center or when either Rancho Santa Fe or Olivenhain is widened as part of the residential development of this area. 8 C APPENDIX C C C C C To evaluate the potential levels of service at the El Camino Real -Olivenhain Road intersection we have estimated the peak hour traffic and turning movements and then completed an ICU analysis. This analysis is shown on Exhibit A-1 on the next page. The assumptions used were: 1. Peak hour is nine percent of ADT. 2. A 55:45 directional split. 3. Traffic from Olivenhain distributes 35% north, 20% west 45% south. The same assumptions were used for the analysis without SA680 except the turn volumes were proportionately reduced to meet the lower forcast ADT's. 0 0 0 ... l{) ,-f 60,000 MJr r--0 \0 60,000 MJr ICU ANALYSIS 763 + 1865 + 802 + 434 = 1488 - 2 3 3 2 LOS F w(o 680 607 + 1772 + 638 = 1107 LOS C 2 3 3 Peak Ha1ti:' 9% of M:lr PEAK HOUR ICU ANALYSIS YEAR 2000 WITH Pro.JECT w 55/45 Split OLIVENHAIN EXHIBIT A-1 0 0 0 ... ~- ~ '\A7 WILi.DAN ASSOCIAffS APPENDIX D n n D-1 F .. t:-t-w .. e .. ____ T.BAEE_J;_!,; ____ NQJ.....S.E ___ l".tQ..OEL_E~tR_.B8N.cJ::l.CL.._S._E __ _,__ao_. __ s_ __ {_E_.X1S.I_)__ (. H-::::.1 364 ___ _ ) RUN 1 VARIABLES . - SPEED= 45 MI./HR. DISTANCE= 50 FEET AUTOS/HR. 180 MEDIUM TRUCKS/HR. 6 HEAVY TRUCKS/HR. 2 ._ TI ME_ (HOURS>= 1 ___ SITE REFLECT I VENESS 0 __ ANGLES __ Ol:____l;lUBTEtJTI ON=-89 .L..6.,__9 ___ ~A.PJUST.t'.!E:NL £.{>.fLE.H.U.IE __ filt.AO_L.ENGTH=-5, 351217 4 __ RESULTS_ M_._1.13uq,s ____ __,_H. TRUCl<S __________ _ L EQ <HOUR> 54.4675 5121.5683 5121.3737 SUM L EQ= 57.018 _____ LDN_::__6.3i.35il _____________ _ . --------------------------------------------------------------------------------- ----------------------------------- ---------------------------------------------------------------------------------- -------------------·------------------------------------------------ -------------·------------------------ -------------------------------------FECaJN--• n n D-F.H-W-A. TRAFFIC NOISE MODEL FOR OLIVENHEI~ RD. <EXIST> <R-··1364) VARIABLES SPEED= 45 MI./HR. AUTOS/HR. 41210 TIME (HOURS)= 1 . RESUL fS ---------------·-·-------------------------....... ---·· -··----·--- DISTANCE= 5121 FEET MEDIUM TRUCKS/HR. 12 HEAVY TRUCl(S/HR. 5 ... SITE REFLECTIVENESS 0 . ANGLES OF SUBTEtffION=-89 , 89 ... ADJUSTl•IENT FOR FINITE ROAD LENGTH=-5_. 35074 SUM L EQ= 6121.51219 -LDN·=-66.8412 ._ ___________________________________ IECaJN--• n D-3 F -H -W-A_:---TRAFF IC NC> I SE MODEL FC>R RANCHO S-F _ ) VARIABLES --------------- RD -N-<EXIST> <R-1.364 _ __ _ _ ____ RUN 1 ________ _ ---------• •----•---•----------------------------------------------------------•-----w--------------------------- SPEED= 45 MI./HR. DISTANCE= 50 FEET AUTOS/HR. 348 MEDIUM TRUCKS/HR. 10 HEAVY TRUCl'(S/HR. 5 TIME-( HOURS)= 1 ----~-srr1::· REFLECTIVENESS 0 ~.NGLES OF SUBTENTION,;..:.99" -~ 89-------ADJUSTi1ENT "i="oR FINITE ROAD LENGTH=-5. 331374 AUTOS M. TRUCKS L EQ <HOURI 57.3338 52.7893 --------·----------------------- i-1. TRUCl'(S 54.3576 ------------------ '-----------------------------------PECrDN--.. n n D-4 __ F --H -W -A -TRAFF I C _NQ_I SE MODEL FO_R. __ RAN CHO S -,,_F--=-_ _,R,__, D-=-=---=S=--=-=-----'<'--=-F-'UT _) < R-1_364 > ___ _ ' i I I ,[ ,1 VARIABLES __________________________ _ SPEED= 45 MI./HR. AUTOS/HR. 280 TIME C HOURS)= 1 DISTANCE= 50 FE'.ET MEDIUM TRUCKS/HR. El ----HEAVY TRUCKS/HR. 4 SITE REFLECTIVENESS 0 ANGLES OF SUBTENTION=-89 , 89 RUtl 1 ADJUSfMENT FOR FINITE ROAD LENGTH=-5.35074 i: • i1-·----------· ----------------------~---------. --------------·--------------·· -------. -------------------·--· ----------- ' ·•I RESULTS----·---------------------------------------------------------------------------·--------------- i:_:j:: , , L EG--<HOUR> ---%-:-3886 ' AUTOS M.TRUCKS H. TRUCl(S 'S3:-3S74 ______ -SUMT ~Q=:59.-0657 LON= b5.J99b ' _i ----------------------·-------·--- ---__________ ,, ___________ _ ._ ___________________________________ PECaJN n n .TRAFFIC NOISE MODEL FOR OLIVENHEIN RD. <FUT> < R-1 ::36.L-t-> ·-----·-· ···-----·-·-·------------·--------4 6 VARIABLES -·----------------------------------------------·--------------· •.. -· • SPEED = 45 MI. /HR. DISTANCE = 50 FEET io~AUTOS/HR.-161110 --·--1'1EDIUM-·TRUGKS/HR,-44---HEAVV--TRUCKS/HR.--23-----------··-- " TIME (HOURS)= 1 SllE REFLECTIVENESS IJ ANGLES OF SUBTENTION=-85 , 85 ADJUS111EtJT FOR FINITE ROAD LEt~GTH=-5.55045 ·-----------~-----------------------------------------------··· --------·- ,. RESULTS . ----------·---------------------- 17 AUTOS M.TRUCKS H. TRUGl(S '" -L-EG! ·<HOUR) 63,767 ---· ···----59,11131.q'·-----60 .. ·7929--•---·-SUM-k--EQ=-b6r420-.1-----'" LDN = 72.7462 ,, .. ·--·-·· ···-··----· ------------------------------------------· 23 •I----·•·---··---------·-----------------------------·--------·- Jj )4 " ,. 40 41 ·-. ·-·-·-··· -·········· ·····-·· .... ··-------------------------·-------------· .., l----- ... -------------··---·-····-· --.. ···•··-······ ·- ·'---------------·········------------------------------------------··---·-·------·--·----------·-·--··-·---···-··-··--...... . , . ., •• 1-------------------------------------------·----·· -······----······----·-········----·--··-····--······-·-····•-49 \,O " 1-----------·--··--·------·-------·---·------------------------------------·--·-·-------·----------·· -------··-···-··-· ----· •• •• b7 IE.CaJN D-6 "lRAFFIC NOISE MODEL FOR RANCHO S-F-N-CFUT><R-1364> --•--------------··-------------··· . -------------___ _. _____ ..... -·· ---------·-· --·--------------. --------· - ----------------------------------------------------------------------RUN 1 ---- VARIABLES SPEED= 45 MI./HR. DISTANCE= 50 FEET -AUTOS/HR. -1360 --MEDIUM TRUCK!:f.lHR~ 37 ___ HE-AVY-TRUCKS-iHR:-2~------- TI ME (HOURS)= 1 SITE REFLECTIVENESS 121 ANGLES OF SUBl ENTI ON=-89 , 89 ADJUSTMENT FOR FitHTE ROAD LENGTH=-5. 35074 RESULTS ----------· ------------------------------------------------------------------------------------------------------------------------------------------------ AUlOS L EQ -<HOUR>--63. 261211 M. TRUCJrn H. TRUCl~S SUM L EQ= 65.9J26 LDN = 72.2588 FHWA--=-tuY-=11=1-0e, BARRIER ATTENUATION MODEL-FOR RANCHO S.F. N. (FUT) (R-1364) HEIGHT OF THE BARRIER IS 6 FEET. ' AUTOS M. TRUCKS H. TRUCKS ·------------------------·•------------. ------------------------------------------------· --- FRESNlcL NO. MAX VALL T -DB L.-TABl!:: --------- DB U. TABLE LEG! REDUCTION f'C>R EACH -CL.AS ATTENUATED LEQ(HRl 121.56 0.5121 ---·~..:-e:s0 -9.00 -8.47 54.79 0.27 121.0111 121.20 121.0121 --6-.8111 -5.}0 -------------------------------- -7.5111 121.121121 -6.75 ..:.s.12 51.73 55.26 -·--·-----·-----·•---·---------·· ·--··-·-------· .. ·----·------··---·-··-·•-----·----·-----..-------·---------------------------------------------------------------------- SUM LEG! FOR RUN 1 IS 58.9586 ----------------------------------------- A JTENUATED LDtJ = 65. 2926 ------···--------.. ··-··------------·-·-----------------------------------------------·-·-----------·--------· .. ·-··"···---·-··-·-···-------------------------·------------- ------------------·-·· ····-·---·------•·-···· --·•-·--•··--·----·--·····"""-·•··--·-· ., ..... •----·····-----··-·····--·-·-··-··--·---·· ·---····---------------------·--··-·-··-····-· ·-·-·--·--··-···-····-··· --------------·-·------·-·--··-··-····-· --·-···-----------------------------------------FECrDN--• C APPENDIX E .C C APPENDIX E VASOJLAR PLANT LIST FOR WOOLLEY ANNEXATION STUDY AREA Scientific Binome and Author Acanthomintha ilicifol ia Adenostoma fasciculatum H. & A. Adolphia cal ifornica Wats. Al I ium praecox Bdg. Ambrosia psi lostachya var. cal ifornica (Rydb.) Blake Anagall is arvensis L. Apium graveolens L. Arctostaphylos glandulosa var. crassifolia (Jeps.) Wells Artemisia cal ifornica Less. Arundo donax L. Atriplex semibaccata R.Br. Avena barbata L. Baccharis pi lularis ssp. consanguinea (DC) C.B. Wolf Baccharis sarothroides Gray Bloomeria crocea (Torr.) Cov. var. crocea Bothriochloa barbinodis (Lag.) Herter Brassica nigra (L.) Koch. Bromus diandrus Roth. Bromus mol I is L. Bromus rubens L. Calochortus weedi Wood var. weedi i Calycadenia tenel la (Nutt.) T. & G. Calystegia macrostegia ssp. arida (Greene) Brum Camissonia bistorta (Nutt. ex T. & G.) Raven Common Name San Diego Thornmint Chami se Adolphia Wi Id Onion Western Ragweed Scarlet Pimpernel Celery Del Mar Manzanita Coastal Sagebrush Giant Reed Australian Saltbush Slender Wi Id Oats Coyote Brush Chaparral Broom Golden Star Beard Grass Black Mustard Ripgut Grass Smooth Brome Red Brome Mariposa Lily Rosin Weed Chaparral Morning Glory California Sun-cup n Habitat Status CS/CMC 3-3-2-2 CS/OAC N CMC/CS 1-2-1-1 CMC/FW N 0/CS/CMC/C N 0/G I M/RW I CMC N cs N 0 I 0/U/G I G/CS/CMC I CD/CS N cs N CS/CMC/FW/G N CS/CMC/C N 0/G/C I 0/G/CS/CMC I 0/G/CS I G/0/CS/CMC I CMC N CS/FW/C N CS/CMC N CS/MC N APPENDIX E VASQJLAR PLANT LIST FOR WOOLLEY ANNEXATION STUDY AREA (continued) Scientific Binome and Author Cardionema ramosissimum (Weinm.) Ne I son & Macbr. Centaurea mel itensis L. Centaurium venustum (Gray) Rob. Chenopodium ambrosioides L. Chlorogalum parviflorum S. Wats. Chorizanthe flmbriata Nutt. Cirsium occidentale (Nutt.) Jeps. Cneoridium dumosum (Nutt.) Hook.f. Conyza canadensis (L.) Crong. Cordylanthus fi I ifolius Nutt. ex. Benth. Corethrogyne fi laginifolia var. virgata (Benth.) Gray Cotula coronopifolia L. Crassula erecta (H. & A.) Berger. Cressa truxil lensis HBK var. val I icola (Heller) Munz Croton cal ifornicus Muell.-Arg. var. cal ifornicus Cuscuta cal ifornica H. & A. Cynara cardunculus L. Datura meteloides A. DC Dichelostemma pulchella (Sal isb.) He II er Distichl is spicata (L.) Greene var. spicata Corrmon Name Tread Lightly Tocolote Canchalagua Mexican Tea Amole Fringed Turkish Rugging Western Thistle Bushrue Horseweed Thread-leaved Bird's-beak Sand Aster Brass Buttons Dwarf Stone-Crop Alkali Weed California Croton California Dodder Cardoon J imson Weed Wi Id Hyacinth Sa I tgrass Habitat CD/CS/G 0/U G/CS/CMC M/0/U cs CS/CMC G/CD/CS/ CMC/C CS/CMC u CS/CMC CD/CS/FW M/SM/C 0/CS/CMC SM/CD/M/C/U CS/CMC CS/OAC/C 0/M CS/OAC/G/C CS/CMC/G/FW CD/SM Status N I N I N N N N N N N I N N N N I N N N I,;, APPENDIX E VASOJLAR PLANT LIST FOR WOOLLEY ANNEXATION STUDY AREA (continued) Scientific Binome and Author Eleocharis macrostachya Britton in Smal I Elymus condensatus Presl. Ence I ia cal ifornica Nutt. Eremocarpus setigerus (Hook.) Benth. Eriodictyon crassifolium Benth. Eriogonum fasciculatum Benth. ssp. fasciculatum Eriophyl lum confertiflorum (DC) Gray var. confertiflorum Erodium botrys (Cav.) Bertol. Erodium cicutarium (L.) L. Her. Eucalyptus globulus Labi I I. Foeniculum vulgare Mi II. Fraxinus velutina Gal ium angustifol ium Nutt. · Gal ium apar ine L. Gastridium ventricosum (Gouan) Schinz & The I I. Gnaphal ium beneolens Davids. Gnaphal ium cal ifornicum DC Gnaphal ium pa lustre Nutt. HapJopappus sguarrosus ssp. grindel lo ides (DC) Keck Haplopappus venetus (HBK) Blake ssp. vernonloldes (Nutt.) Hall Hedypnols cretica (L.) Willd. Hel lanthemum scoparium var. aldersoni (Greene) Munz Common Name Pale Spikerush Giant Ryegrass Coast Ence I i a Dove Weed Verba Blanco Flat-top Buckwheat Golden Yarrow Pin-Clover White-stemmed Fi laree Blue Gum Sweet Fennel Arizona Ash Narrow-leaf Bedstraw Bedstraw Nitgrass Fragrant Everlasting Green Everlasting Lowland Cudweed Sawtooth Goldenbush Coast Goldenbush Hedypnois A'nerson Rockrose Habitat Status FM N CS/OI.C/FW/C N CS/CMC N CS/G/0/FW N QI.CIC N CS N CS/CMC N G/0/U I 0/U/G I 0 I 0/G I RW N CS/CMC/U/C N CS/CMC/U/C I 0/C I CS/CMC N CD/CS/CMC/0 N M/CS/CMC/FW N CS/CMC N CD/SM/CS N G/0/CS I CS/CMC/MC N APPENDIX E VASOJLAR PLANT LIST FOR WOOLLEY ANNEXATION STUDY AREA (continued) Scientific Binome and Author Hemizonia fasciculata (DC) T. & G. Heteromeles arbutifol ia M. Roem. Heterotheca grandiflora Nutt. Hypochoeris glabra L. lsomeris arborea Nutt. Jepsonia parryi (Torr.) Small Juncus rugulosus Engelm. Lactuca serricola L. Lamarckia aurea Moench. Loi ium perenne ssp. multiflorum (Lam.) Husnot. Lonicera subspicata H. & A. Lotus scoparius (Nutt. in T. & G.) Ottley Lupinus bicolor Lindi. Lupinus succulentus Doug!. Malva parviflora L. Marah macrocarpus (Greene) Greene Marrubium vulgare L. Meli lotus indicus (L.) Al I. Microseris linearifolia (DC) Sch. -Bi P• Mimulus puniceus (Nutt.) Steud. Mirabi I is cal ifornica Gray Mui I I a mar i t i ma Navarretia hamata Greene Opuntia littoralis var. littoralis (Enge Im. ) Ck I I • Conmon Name Golden Tarweed Toyon Telegraph Weed Cat's Ears Bladderpod Mesa Saxifrage Wrinkled Rush Wi Id Lettuce Goldentop Italian Ryegrass Chaparral Honeysuckle Deerweed Dwarf Lupine Blue Bonnet Lupine Cheeseweed Wi Id Cucumber Horehound Yellow Sweet-Clover Si Iver Puffs Red Bush Monkey-flower Wishbone Bush Common Mui I I a Hooked G i I i a Shore Cactus Habitat Status CS/CMC/FW N OAC N 0/CS/OAC N 0/G/CS/CMC I CS/CD N CS/OAC N M/RW/C N 0/C/U I 0/CS/CMC/G I CS/CMC/G/0 I CMC N CD/CS/CMC/0 N CS/CMC/G N G/CS/CMC N 0/U I CS/CMC/FW N 0/G/C I 0/G/U I CS/CMC/C N CS/CMC N CS/CMC/FW N CS/CM/G N CS/CMC N CS N APPENDIX E VASOJLAR PLANT LIST FOR WOOLLEY ANNEXATION STUDY AREA (continued) Scientific Binome and Author Opuntia "occidentalls" Orthocarpus purpurascens Benth var. pal I idus Keck Penstemon spectabil is Thurber Pityrogranvna triangularis (Kaulf.) Maxon var. viscosa (D.C. Eat.) Weath. Plagiobothrys cal ifornicus (Gray) Greene var. cal ifornicus Plantago erecta Morris ssp. erecta Pluchea purpurascens (SW.) DC. Polypogon monspeliensis (L.) Desf. Polystichum munitum ssp. imbricans (D.C. Eat.) Munz Potenti I la glandulosa Lindi. ssp. glandulosa Quercus agrifolia Nee. Quercus dumosa Nutt. Raphanus sativus L. Rhamnus cal ifornica Esch. ssp. cal ifornica Rhus integrifol ia Nutt. Rhus I aur i na Nutt. in T. & G. Ribes indecorum Eastw. Rumex crispus L- Rumex hymenosepalus Toor. Common Name Thicket Tuna Escobita Violet Beard-Tongue Si lverback Fern Popcorn Flower California Plantain Marsh-Fleabane Rabbitfoot Grass Sword Fern Five-Finger Coast Live Oak Scrub Oak Wi Id Radish Coffeeberry Lemonadeberry Laurel Sumac White-flowered Currant Curly Dock Wi Id Rhubarb, Canaigre Habitat Status CS/0/C N G/CS/CMC N CS/CMC/C N CS/CMC N G/CS/CMC/C N O/CS/G/C N M/CMC N M/O/G/CS/ CMC M/CMC N CS/CMC/G/M N FW/RW N CMC/MC N O/G/CS/CMC/U I CS/CS N CS/CMC N CS/CMC/C CS/OIIC N M/RW/CS/CMC/O I CS/CMC/G N n APPENDIX E VASOJLAR PLANT LIST FOR WOOLLEY ANNEXATION STUDY AREA (continued) Scientific Binome and Author Sal icornia subterminal is Parish. Sal ix lasiolepis Benth. var. lasiolepis Sa Isola iberica Sennen & Pau. Salvia apiana Jeps. Salvia mel I if era Greene Sambucus mexicana Presl. Scirpus robustus Pursh. Scirpus cal ifornicus Selaginel la cinerascens A. A. Eat. Sida leprosa var. hederacea K. Schum. Sisyrinchium bel lum Wats. Solanum douglasl I Dunal. Solanum xanti Gray Sol idago cal lfornica Nutt. Sonchus oleraceus L. Stephanomeria virgata Benth. Stipa cernua Steb. & Love Stipa coronata Thurb. Stipa leplda Hitchc. Stipa pulchra Hitchc. Toxicodendron diversilobum (T. & G.) Greene Trlchostema lanatum Benth. Typha angustlfol ia L. Xanthium strumarium var. canadense (Mi I I • ) T. & G. Xylococcus blcolor Nutt. Conmon Name Glasswort Arroyo Wi 11 ow Russian Thistle White Sage Black Sage Elderberry Prairie Bulrush California Bulrush Pygmy Spikemoss A I k a I i -Ma I I ow Blue-eyed Grass Douglas Nightshade Purple Nightshade California Goldenrod Common Sowthistle Stephanomeria or Mule Weed Needlegrass Giant Stipa Foothi I I Needlegrass Nodding St ipa Polson Oak Woolly Blue-Curls Lesser Cattail Cocklebur Mission Manzanita Habitat SM/CD CS/C/M/RW 0/U CS/CMC/C CS/CMC CS/CMC/FW FM/SM/C FM/RW CS/CMC M/U G/CS/CMC/FW CD/CS/CMC/C CS/CMC/C 0 CD/CS/CMC/C CS/FW/CMC CS/CMC CS/CMC CS/CMC M/CS/CMC/C CMC FM M/0/U CMC Status N N I N N N N N n 1-2-1-1 N N N N I N N N N N N N N N N APPENDIX E VASOJLAR PLANT LIST FOR WOOLLEY ANNEXATION STUDY AREA (continued) Scientific Binome and Author Yucca schidigera Roezl ex Ortgies Zigadenus fremonti i Torr. var. fremont ii Common Name Mohave Yucca Star Zigadenus Habitat CS/CMC G/CS/CMC Status N N NOTE: Data reported in Patterson and Fromer (1981) and Sward (1981) are included in this table. CD cs CMC G FM FW M 0 RW SM VP YPF = = = = = = = = = = = = HABITATS Coastal strand, coastal dunes Coastal sage scrub, inland sage scrub Coastal mixed chaparral, mixed chaparral, chamise chaparral Grasslands, pasturelands, etc. Freshwater marsh Foothi II woodland Mesic areas and wetlands Open places, waste places, roadsides, burns, etc. Riparian woodlands Saltwater marsh Vernal pools Yellow pine forest OTHER TERMS C = Cistmontane U = Ubiquitous/cosmopol I tan N = Native to locality I = Introduced species from outside locality 1-1-2-3 = Rare species CNPS code C APPENDIX F C C C C REC!DN AN ARCHAEOLOGICAL SURVEY OF THE WOOLLEY ANNEXATION Prepared for CITY OF CARLSBAD 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 Prepared by ~~~ SUSAN M. HECTOR ARCHAEOLOGIST R~ion.$1 EOYir:Qnmental Consultants RECON NUMBER R-1364 SEPTEMBER 23, 1982 1094 c..w,y Place Suile 204 San DiegO. CA 92110 27~732 C C TABLE OF CONTENTS I. SUMMARY I I. FIELD RECONNAISSANCE I I I. RESULTS OF THE SURVEY IV. IMPACTS AND MITIGATION V. REFERENCES CITED VI. PROJECT STAFF VII. PERSONS AND AGENCIES CONSULTED ATTACHMENTS Attachment 1. Record Searches Figure 1. Figure 2. Figure 3. FIGURES County Vicinity Project Area Cultural Resources TABLES Table 1. Cultural Material from SDi-4400 Table 2. Sites in the Annexation Area 1 9 11 12 13 2 3 5 4 8 C I. SUMMARY This report presents the results of an archaeological survey con- ducted on the Woolley Annexation property. This area is 475 acres of mostly undeveloped land adjacent to the City of Carlsbad, east and west of El Camino Real. As a result of field surveys and record searches, nine archaeological sites were mapped on the project area. Seven of these sites may be potentially impacted as a result of development re- sulting from the annexation process. These resources are described in this report, and recommendations are made concerning management options to lessen and mitigate impacts to the sites. II. FIELD RECONNAISSANCE On August 13, 1982, Susan M. Hector, Susan D. Walter, and Harry J. Price, Jr. conducted an archaeological survey of those portions of the project area not surveyed during the Rice (Norwood 1981) and Rancho Verde (APEC 1981) projects (Figures 1 and 2). This included the area west of El Camino Real and the rectangular portion north of the main area, total- ing 475 acres. Catherine Nicholas, City of Carlsbad, accompanied the survey team for the area west of El Camino Real. The survey team walked in transects not more than fifteen meters apart. The developed area at the intersection of Olivenhain Road and El Camino Real was not surveyed. The creek bed was also not intensively surveyed because of disturbance. The western part of the project area east of El Camino Real is used as a cattle pasture. The mesa above this eastern portion is relatively undisturbed except for a historic dump. Native vegetation types were observed in that area. The portion west of El Camino Real is a dis- turbed creek bed that is mostly unused. A fenceline running along the south side of the drainage is the property line. The northern rectangular property is composed of steepsided ridges. The sides of the ridges were not surveyed intensively. The ridge tops were surveyed by transects not more than ten meters apart. This area is relatively undisturbed, although two dirt roads accessing a power line easement bisect it. Ill. RESULTS OF THE SURVEY Nine sites have been recorded on the property. Three additional sites (SDi-4400, SDi-2735, and SDi-4392) are near the project boundaries, but are not adjacent. Cultural material from one of these, 501-4400, was observed on the western border of the property. Six flakes and one mano were collected during the survey (Table 1). These have washed downslope from SDi-4400. The nine sites located within the project are described below and shown in Figure 3. The first four sites were recorded by Norwood (1981) during his survey of U,e Rice property. 1 n ORANGE COUNTY ,-~ ' • Fallbrook I RIVERSIDE COUNTY ·---·~-------- • Borrego Ocotillo Wells Encinitas .,, -z. • -,.,. REC'1W I ~ Del Mar ::> r . -~~--+--~---+------t--1--~ ,.J"''" I 'ci: w n. ::1: --------+-------+4--------1 FIGURE 1. THE LOCATION OF THE PROJECT WITHIN SAN DIEGO COUNTY. FECaJN:;;.-;.-;.--_. R-1364 C C ------ FIGURE 2. PROJECT LOCATION AS SHOWN ON USGS 7 .5 MINUTE SERIES TOPOGRAPHIC MAP, RANCHO SANTA FE QUADRANGLE. REC(!JN ::::::::::,. R-1364 TABLE 1 CULTURAL MATERIAL FROM SDl-4400 Object Measurements Composition Weight (centimeters) (grams) 1 Mano 1 2. 5 X 9.5 X 6 Granite 936 6 Flakes 5 black porphyritic 112. 7 metavolcanic 1 Quartzite C C C i fr FIGURE 3 SITE LOCATIONS Available to qualified individuals upon request from the City of Carlsbad or RECON ' ' ', ?~,,• ~;"' :~ . ~.: