HomeMy WebLinkAboutEIR 84-05; STAGECOACH PARK; STAGECOACH PARK ENVIRONMENTAL IMPACT REPORT (EIR); 1985-03-01/
STAGFCO1CH PARK
ENVIRONMENTAL IMPACT REPORT
DRAFT
March, 1985
Prepared By:
Cotton/Beland/Associates
1028 N. Lake Avenue, Suite 107
Pasadena, California 91104
TABLE OF CONTENTS
SECTION PAGE
I. INTRODUCTION
II. SUMMARY 11-1
III. PROJECT DESCRIPTION AND SETTING Ill-i
A. Project Location 111-1
B. Project Background 111-1
C. Project Characteristics 111-6
D. Statement of Objectives 111-9
E. Relationship to Regional and Local Plans 111-10
F. Related Projects 111-10
G. Approvals Required 111-10
IV. ENVIRONMENTAL IMPACT ANALYSIS IV-1
A. Biological Resources iv-1
B. Drainage/Soils IV-6
C. Archaeological/Historical Resources IV-13
D. Land Use Iv-16
E. Vehicle Circulation and Parking iv-18
F. Noise/Lighting IV-23
V. ALTERNATIVES TO THE PROPOSED ACTION V-i
A. No Project V-i
B. Commercial/Industrial or Residential Use V-i
C. Park Design Alternatives v-2
VI. ANALYSIS OF LONG-TERM EFFECTS VI-1
A. Relationship Between Local Short-Term Uses of Man's VI-1
Environment and the Maintenance and Enhancement of
Long-Term Productivity
B. Significant Irreversible Environmental Changes Which V1-2
Would Be Involved in the Proposed Action Should It
Be Implemented
C. Growth-Inducing Impacts VI-3
VII. REFERENCES
A. Reference Documents VII-1
B. Persons Contacted VII-2
C. Project Consultants VII-3
1
TABLE OF CONTENTS (continued)
SECTION PAGE
VIII. APPENDICES
A. Initial Study Notice of Preparation and Responses A-i
B. Carlsbad Historical Society Letter B-i
C. Responses to Comments C-i
LIST OF TABLES
TABLE PAGE
S-i Summary of Findings 11-4
111
LIST OF FIGURES
FIGURE PAGE
1 Regional Location Map 111-2
2 Vicinity 111-3
3 Site Location 111-4
4 La Costa Master Plan 111-5
5 Stagecoach Park Schematic Master Plan 111-7
6 Vegetation Features IV-2
7 Site Specific Topographic Map IV-7
8 Grading Plan Iv-8
9 Cross Sections Iv-9
10 Existing and Proposed Road System IV-19
11 Directional Distribution and Daily Project Trips IV-20
12 Alternative #1, Maximize Historic and Natural Factor V-3
13 Alternative #2, Retain Stream and Ranch House Ruin V-5
iv
I. INTRODUCTION
This Environmental Impact Report (EIR) has been prepared for the City of
Carlsbad to evaluate the potential impacts of the construction of Stagecoach
Park. The park is designated in the La Costa Master Plan and the City's Park
and Recreation Element as a community park. The Daon Corporation (developer
of the La Costa Community) has dedicated a portion of the site to the City and
is in the process of dedicating the remaining portions.
The schematic development plan evaluated in this EIR was prepared for the City
by the Daon Corporation. Additional alternatives are also evaluated.
Issues addressed in this EIR include those identified by the City Planning
Department staff when the Initial Study for the project was completed.
Additional issues identified during the preparation of the EIR have also been
included. Although the "proposed project" evaluated in this EIR is a
"schematic master plan", it contains sufficient detail to allow a reasonable
assessment of potentially significant environmental impacts that may be
associated with the construction of the park.
The City staff determined that an EIR is required for this project pursuant to
Section 15065 of the State "Guidelines for the Implementation of the
California Environmental Quality Act", as of January 1984 to assess the
impacts of the current proposed amendments. This EIR has been prepared in
accordance with the California Environmental Quality Act of 1970, the State
guidelines for implementation of the act (the "State CEQA Guidelines") as
adopted by the California Resource Agency (amended through January 1984), and
the City of Carlsbad Guidelines for the Implementation of CEQA of 1970.
The determination that the City of Carlsbad is the "lead agency" is made in
accord with Section 15367 of the State CEQA Guidelines, which defines the lead
agency as "the public agency with the principal responsibility for carrying
out or approving a project." The environmental impacts which could result
from the project were identified by the City staff through completion of an
environmental checklist and were determined to be sufficient to warrant
preparation of an EIR.
An effort has been made during the preparation of the EIR to contact affected
agencies, organizations and persons who may have an interest in this project.
Information, data and observations resulting from these contacts are included
where relevant. Responses to Notices of Preparation (NOP) are contained in
Appendix A. Agencies or interested persons not contacted or who have not
responded to the request for comments about the project during the preparation
of the DEIR will have the opportunity to comments during the period of
circulation of the Draft EIR.
Comments received by the City on the Draft EIR together with the responses to
such comments will be included in the Final EIR in accordance with the
guidelines of the State and the City.
I-i
Relevant reports and other reference materials from which data or conclusions
contained in this EIR have been drawn are listed in Section VII, "References".
The numbers in parentheses in the text of this EIR, (e.g., A-i; B-3) refer to
the document of that number listed in Section VII which supports the statement
or finding. These documents are available for public review at the central
offices of the City of Carlsbad Planning Department.
The State's adopted Guidelines for Implementation of the California
Environmental Quality Act require that each EIR must contain eight areas of
description and analysis. These subject areas, and the corresponding sections
in this Supplemental EIR where they are addressed, are listed below.
Required
Description and Analysis Section of EIR
1. Summary (Section 15123 of Guidelines) Section II
2. Description of Project (Section 15124 Section III
Guidelines)
3. Description of Environmental Setting Section IV
(Section 15125 of Guidelines)
4. Environmental Impact (Section 15126) Section IV
a. Significant Environmental Effects
b. Effects Which Cannot be Avoided
c. Mitigation Measures
5. Alternatives to the Proposed Action Section V
(Section 15126(d) of Guidelines)
6. The Relationship Between Local Short- Section VI
Term Uses of Man's Environment (Section
15126(e) of Guidelines)
7. Significant Irreversible Environmental Section VI
Changes (Section 15126(f) of Guidelines)
8. Growth-Inducing Impacts (Section Section VI
15126(g) of Guidelines)
Several documents have been incorporated by reference in this EIR. These
documents are available for inspection at the Planning Department offices,
1200 Elm Avenue, Carlsbad, California. The documents incorporated by
reference are:
City of Carlsbad:
Parks and Recreation Element, 6/28;
La Costa Master Plan, 10/82; and
Draft and Final EIR, La Costa Master Development Plan, 4/76.
1-2
II. SUMMARY
A. Preface
This section presents a review of the principal findings of this Environmental
Impact Report. During the report's preparation, several important factors
basic to the design and proposed uses of the subject park proposal became
apparent. These center on the need for additional active recreation uses in
Carlsbad and their inclusion in the current Stagecoach Park plan, while at the
same time preserving and enhancing the site's natural and historic features.
The relationship between these two factors was considered throughout the
assessment and evaluation portions of this report. The alternatives section
contains two design concepts which specifically address the retention of the
most important natural and historic features without sacrificing the active
recreation uses.
B. The Project
This Environmental Impact Report (EIR) is prepared for a development proposal
for Stagecoach Park in the southeast portion of the La Costa community
prepared by the Daon Corporation. The schematic master plan provides for
active and passive recreational facilities. The active facilities include
five baseball/multi-use fields, two tennis courts, two basketball courts and a
community center (gymnasium). Group picnicking is located within the active
area and casual picnic areas are included in the passive area. Other
facilities include a concession stand and restrooms.
C. Environmental Issues
The following summarizes the areas of potential environmental impact and
mitigation measures evaluated in this EIR (See Table S-i):
1. Biological Resources: Implementation of the proposed park design will
result in the elimination of the majority of wildlife uses now on the
site. Re-establishment of the riparian associated vegetation is possible
over a five year span, however the proposed grading will not allow for
the recovery of the fresh water marsh habitat. Construction of the park
and adjacent residential developments will narrow the existing streambed,
and the loss of the habitat will be significant. Degradation of the
site's natural features will occur even if there is no on-site development
as a result of increased urbanization in the surrounding area. Mitigation
measures include alternative designs which would reduce the area to be
developed for recreation purposes, re-establishment of the woodland and
emergent vegetation in a re-aligned channel, and acquisition and
preservation of an equivalent sized area upstream which contains woodland
and adjacent open field habitat.
II-1
2. Drainage/Soils: Implementation of the proposed park design will result in
the construction of a grass-lined open channel above and south of the
existing streambed if Alternative Is of the La Costa Racquet Club
Tentative Map resolution is implemented. A hydrology study has been
completed which shows that the proposed channel would carry the
anticipated flow of 712 cfs.
If Alternative lb of the La Costa Racquet Club Tentative Map is chosen, a
crib wall will be constructed immediately north of the existing streambed.
The resulting channel may be too narrow to carry the flows calculated in
the hydrology study.
3. Archaeological/Historical Resources: The adobe ruins of the Ybarra home
are intended to be preserved within the park as a historical interest
point, according to Parks Department staff. This is not clearly
shown on the present site plan and grading, as proposed in the preliminary
plans, would likely result in removal of the ruins to accommodate the
recreational facilities. This impact can be mitigated by revising the
grading plans to assure the preservation of the ruins. There are no above
ground remnants of the barn left. Mitigation of the barn site includes
excavating, mapping and locating the structure in relation to the house.
4. Land Use Compatibility: The park will be compatible with the community to
be developed in the surrounding area. Facilities provided by the park
will be a public benefit to future residents. No adverse land use impacts
are anticipated to result from construction of the park.
5. Traffic/Circulation: Vehicular access to the park site will be taken from
Mission Estancia. Pedestrian access will be available through two
walkways extending into the residential area north and east of the park.
While a single vehicular access point as currently proposed would
adequately serve the park, it would be much more desirable to have two
access points. This would help to alleviate possible congestion and
mitigate safety concerns. Proposed parking could be deficient if active
use of all facilities in the park occurs at the same time. Mitigation
measures include having the park access road, assuming there is only one
access road, being two lanes in each direction; alignment of the access
road with Calle Acervo; pedestrian and vehicular access to adjacent
residential areas; and preparation of a detailed parking analysis once
specific park uses have been finalized to insure the adequacy of the
parking area.
6. Noise/Lighting: Noise and lighting effects generated by recreational
activities within the park may affect nearby residences. Noise will be
the most noticeable in the evening and on weekends. Night time lighting
may also impact the residences closest to the park. These effects can be
reduced by limiting the evening hours of operation, controlling sound
level of public address systems, and shielding of ball field lighting.
11-2
D. Alternatives to the Proposed Project
The EIR analyzes several alternatives to the proposed project. Included are
two alternatives (i.e., Alt. la and Alt. lb) for treatment of the streambed
adjacent to the La Costa Racquet Club's southern slope area. These are
discussed in the appropriate sections throughtout this report. Section V,
Alternatives contains a discussion of several other project options. The "No
Project" alternative would keep the site in its natural state except to the
degree that the site would be modified by surrounding development. Two
alternatives consider redesign of the park to provide essentially the same
facilities as the proposed project design, while having less of an effect on
the stream channel area and historic resources. The alternatives section also
considers more intensive urban uses of this site (i.e., commercial,
industrial, or residential uses).
E. Analysis of Long-Term Effects
The primary long-term effect of the proposed project is the commitment of the
site to public park uses. The cumulative long-term effects of the park and
other nearby development are:
*Reduction of wildlife habitat;
*Increase in traffic, which will impact streets in the vicinity of the
park; and
*Minor increase in noise levels due to increases in traffic levels.
11-3
TA&E S-i
SUMMARY OF FINDINGS
I. Unavoidable significant envirocvntal impacts (Agency must issue a "statement of overriding considerations" under Section 15093
and 15126(b) of the State CBA Guidelines if the Project is approved).
Residual
Resource Description of Impact Scope Mitigation Measures Impact
o Biological Loss of wildlife habitat and Local
Resources
reduction of willow woodland and
fresh water marsh.
Riparian associated vegeta-
tion can be reestablished.
Marsh habitat will
be lost.
H p•1
None possible under Stream-
bed Alternative 1A.
Alternative 1B, would require
on site supervision by a
biologist. Re-established
vegetation at base of wall.
TARE S-i (Continued)
S1IIIARY OF FINDINGS
II. Significant environmental impacts that can be mitigated or avoided (Section 15126(c) of the State CXA Guidelines).
Resource Description of Impact
Adverse Peak use periods would congest
traffic and park access and parking would
parking condi- not be adequate.
tions
Residual
Scope Mitigation Measures Impact
thcal Preparation of parking analysis None, if mitigation
awl, if necessary, add parking measures followed.
space and an additional access
point.
Local Initiation of a data recovery None, if mitigation
program and preservation of the measures followed.
Ybarra adobe ruins by redesign
of grading plans. Data recovery of
the barn site.
o Historic Possible loss or degradation of
t-1 Resources historic resources if mitigation
measures are not adopted.
TAME s-i (Continued)
SIMIARY OF FIMINGS
III. Other environmental impacts which are adverse but not significant (Section 15126 and 15128 of the State CBA Guidelines).
Residual
Resource Description of Impact Scope Mitigation Measures Inact
o Noise/ Intermittent noise from Local
Lighting recreational activities.
Night time lighting of fields
visible from adjacent residences.
o Limiting evening and night
hours of operation.
o Control public address sound
levels.
Minor noise and light
effects.
o Shielding of playing field
light fixtures.
TAKE S-i (Contitued)
S(MIARY OF FINDINGS
IV. Cumulative Impacts
These impacts are presented to alert the Agency to the regionally and locally significant effects to which individual projects
contribute in a minor way, but cumulatively may have a potential for severe environmental change. The Agency need not make project specific
or other findings relative to these cumulative impacts pursuant to CA Guidelines Section 15130. Mitigation of cumulative impacts often
requires the adoption of regulations or ordinances rather than imposition of conditions on a project-by-project basis.
Residual
Resource Description of 1nact Scope Mitigation Measures Impact
Biological Reduction of wildlife habitat. Regional ° Preservation of habitat Permanent reduction in
Resources in other areas, wildlife areas.
-4
4
TAKE s-i (Continued)
SIHIARY OF FIMINGS
V. Project Alternatives (Section 15126(d) of the State CXA Guidelines).
Alternative Description of Alternative Ccmiparison of Impacts With Proposed Project
- No project Retention of status quo. Underutilization of the site with potential health and safety dangers resulting from
unattended vacant site in residential area, erosion, continued degradation of historic
and natural resources.
- More intense Use of the site for commercial/ Loss of needed recreational facilities, destruction of natural and historic
urbanization industrial and/or residential resources, require changes to La Costa Master Plan, zoning and parcelization of site.
uses.
- Project design Concept plans to maximize Potential for greater preservation of historic area (i.e., Ybarra adobe site)
alternatives preservation and enhancement of and riparian habitat area.
1-4 natural and historic resources
cJo while maintaining active
recreation use.
TABLE S-i (Continued)
SUMMARY OF FItIliMS
VI. Analysis of Long Term Effects (Sections 15126 and 15127 of the State CEXA Guidelines).
Resource Description of Impact Scope Mitigation Measures
Short-Term Use ° Short-term impacts include Local area None required.
of Man's Envir- construction impacts.
oriint vs. Long-
Term Product- ° Long-term impact is cannitment Citywide None required.
ivity of Man's of site to park purposes.
Environment
o Irreversible * Loss of wildlife habitat. Regional ° Partial mitigation by
Environnental alternative design.
Changes
Loss of historic features. Local ° Redesign of grading plan.
'-4
10 ° Growth-inducing ° No impact. - -
Impacts
Residual
Intact
None
Public recreation facilities.
o Reduction of habitat area.
None if preserved.
III. PROJECT DESCRIPTION & SETTING
A. Project Location
Stagecoach Park is located in the southeast portion of the La Costa Community,
within the City of Carlsbad, California. La Costa is located 2.6 miles inland
from the Pacific Ocean and approximately 6.5 miles southeast of the commercial
center of Carlsbad (see Figure 1). The park site is a short distance
southeast of the La Costa Avenue and Rancho Santa Fe Road intersection (see
Figure 2). The park will front on the planned Mission Estancia (see Figure
3).
B. Project Background
The La Costa Master Plan was first adopted by the Carlsbad City Council on
September 5, 1972 (Ordinance #9322). The latest revision to the Master Plan
was adopted on October 5, 1982 (Ordinance #9647) (A-i, p. I-i).
The La Costa community contains 5,584 acres, of which 5,287 acres are located
within the boundaries of the City of Carlsbad. The remaining portions of the
community are located in the City of San Marcos and the County of San Diego.
Approximately 3,200 acres of the territory within Carlsbad have been
developed, approved for development, or are in the process of being approved
(A-i, P. I-i).
Stagecoach Park is designated as area SE-11 in the Master Plan and is to be
dedicated to the City as required by the existing Parks Agreement (resolution
No. 6830) (A-i, p. V-5, V-b). Approximately 20 acres have been transferred
to the City and an additional 8 acres are in the process of dedication.
In 1981, the Daon Corporation (developer of La Costa) had a schematic master
plan prepared for Stagecoach Park. The objective of the study was to assist
the Park and Recreation Commission and its staff in developing improvement
designs for Stagecoach Park. Two alternative designs were prepared as well as
preliminary cost estimates for site grading.
The design concept for southeast portion of La Costa provides for the widest
diversity in housing types and lifestyles structured around a community core.
Medium and medium-high density residential development is clustered within
this core and is linked with southwest portion of La Costa and a large
community park by an extensive open space system (A-i, p. Ill-I). Stagecoach
Park is located within the community core area (see Figure 4).
The community core area is designated as a Special Treatment Area in the
Carlsbad General Plan (A-i, p. 111-3, 111-6). The City's General Plan states
that a Specific Plan should be prepared for the Special Treatment area. The
La Costa Master Plan fulfills this requirement and provides that future
development be reviewed in accordance with the La Costa Development Plan
Review Process.
Ill-1
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Pacific
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Pacific BucI
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Mission Beach
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L_
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FIGURE 1
Regional Location
111-2
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FIGURE 2
Vicinity
111-3
I-1
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Special Treatment Area
-
I I Stagecoach Park
FIGURE 4
La Costa Master Plan 500,
The City Council approved Tentative Tract Map (TM) CT-84-7 for the La Costa
Racquet Club on October 23, 1984 (A-13). This 496 unit subdivision is located
adjacent to the Stagecoach Park on the north. The approval provides two
alternatives for treatment of the streambed adjacent to La Costa Racquet
Club's southern slope area.
Alternative la provides for the developer to construct the slope at a ratio of
2.5:1 (as shown on the TM) if the City determines that the existing riparian
area in Stagecoach Park can be eliminated. In exchange for allowing for
granting slope rights onto City property, the developer shall agree to
construct such drainage improvements at the base of the slope as determined
by the City Council (A-13, P.2).
Alternative lb provides that if the City has not made a determination
concerning the riparian area by April 23, 1985, the developer may elect to
construct a combination cribwall and slope in lieu of the slope identified in
Alternative la. The developer and the City will adjust the property line
between the tentative map and the park site so that the slope and cribwall will
be entirely within the developer's property. Any land lost from the park site
shall be replaced by the Daon Corporation on an equal square foot basis for
other land to be included in the ultimate boundaries of the park (A-13, p.3).
If a cribwall is constructed, it is to be suitably landscaped with appropriate
materials so that an aesthetically pleasing appearance shall result when
viewed from the park. Such landscaping shall be permanently irrigated and
maintained by a homeowner's association.
If a cribwall is constructed, a biologist shall be present on-site during
construction and a detailed restoration plan shall be prepared by the
biologist and implemented by the developer if appropriate (A-13, p.3).
C. Project Characteristics
Community parks are defined by the City of Carlsbad as a facility of 20 to 50
acres designed to serve the broad recreational needs of several neighborhoods"
(A-3, p. 17). Stagecoach Park is to be built on a 28-acre site dedicated for
park purposes by the Daon Corporation (A-i, p. 111-8).
The schematic master plan for Stagecoach Park provides for both active and
passive recreational facilities (see Figure 5). The active facilities include
five baseball/multi-use fields, two tennis courts, two basketball courts and a
community center (gymnasium). Group picnicking is located within the active
area to allow for organized festivities to take place in conjunction with
sporting events. The passive area is intended to serve as a casual picnic
area where informal play activities can take place. Other facilities provided
in the park include a concession stand and restroom.
111-6
1-4 )-1
PARK ENTRY
Ii.EV 2ID30
MISSION
FIGURE 5
Schematic Site Plan
30
The park will be developed in four phases. The phases are:
Phase I (1985-86)
Design total park.
West Section - 15 acres
a. Grading;
b. Landscaping; and
c. Site development.
-lighted multi-use playfields,
-picnic/passive areas,
-parking lot (80 spaces),
-tot lot
-historical preservation,
-hardcourt play areas,
-tennis courts,
-maintenance building/restroom, and
-walkways.
East Section - 13 acres
a. Grading; and
b. Site development.
-multi-use lighted play fields,
-parking lot (60 spaces),
-entry road,
-restroom,
-concession stand,
-walkways, and
-landscaping.
Phase II (West Center Section) (1987-88)
a. Construct a 10,000 sq.ft. community center.
Only one vehicle entry/exit is provided for the park to permit optimum park
supervision. Parking areas have been located in the interior of the park to
allow for greater supervision and to allow for the maximum buffer planting
along Mission Estancia. Walks within the park are sufficiently wide to allow
for service and emergency vehicle access (A-2). Additional walks will extend
from the northwest and southwest corners of the project area. These trails
are part of a system which connects this proposed park with other trails and
open space areas. They are not a part of this project.
111-8
To create maximum active recreation area, the natural contour of the land is to
be reshaped for playing fields and other active recreational uses. The amount
of cut and fill required to construct the park is estimated to be 222,000
cubic yards (cu. yds.) of cut and 190,000 cu. yds. of fill. Consequently,
32,000 cu..yds. of earth will have to be removed from the site.
The intent of the park development plan is to reduce the City's current
deficiency in athletic fields and to preserve the ruins of the Ybarra adobe
house in a "historical area." The remains of the adobe barn will be removed
by the grading operation. The schematic plan designates a portion of the park
as an "historical area." However, the area is not precisely located on Figure
5 and will have to be moved to the west. Within this area a plaque and
display are to be erected to memorialize the site. Definitive plans are to be
developed by the Parks Department concerning the content and arrangement of
the historical area (B-7).
D. Statement of Objectives
The objective of the City's Parks and Recreation Element is to establish a
Parks and Recreation Development Program for the City that provides optimum
recreational opportunities for all the residents (A-3, p.1). The development
of Stagecoach Park as a community park furthers the implementation of this
objective by providing:
° A major active-use area that will be operated on a regular schedule;
o Less active-use and passive areas requiring a minimum level of
maintenance; and
° Use areas for organized groups (A-3, p. 10).
In addition, Action Plan 1.4:2 of the Parks and Recreation Element specifies
that the City will "develop a preservation program for the existing stagecoach
stop at Stagecoach Community Park as a mark of historical identity to the
community" (A-3, p. 8). A specific objective of the park plan is to establish
such a preservation program..
A "Playing Field Analysis" was completed by the Parks and Recreation Director
in August, 1984 (A-14). This document has been endorsed by the Parks and
Recreation Commission as defining the need for additional athetic fields
within the City. The report recomends standards for the ratio of fields per
1,000 population and identifies the following deficiencies in the number of
fields available:
Field Classification
Youth Softball/Baseball
Adult Softball
Youth Soccer
Adult Soccer
Youth Football
Adult Football
# Deficiencies
4
10
2
2
1
0
111-9
The report further notes that: (1) public demand for league playing fields is
increasing; (2) there is a lack of lighted fields; (3) all existing sites are
overcrowded; and (4) Carlsbad School District fields are used at their maximum
capacity.
The Stagecoach Park development plan will meet some of the existing
deficiencies by providing the following facilities within the park: play
apparatus; turfed multi-use playing fields; gymnasium; tennis and/or
racquetball courts; and on-site parking (A-3, p. 20).
E. Relationship to Regional and Local Plans
The construction of Stagecoach Park implements a portion of the Revised Parks
and Recreation Element of the General Plan (A-3). The dedication of the site
also implements the public parks provision of the La Costa Master Plan (A-i,
p. V-5).
The City General Plan and the La Costa Master Plan are the only adopted plans
relating to park facilities in the City of Carlsbad.
F. Related Projects
Stagecoach Park is the only public park planned to be constructed on the
southeast side of Rancho Santa Fe Road within the City of Carlsbad. No other
parks are planned in the adjacent areas.
The La Costa Master Plan provides for a high school site directly across Mission
Estancia from Stagecoach Park. When constructed, recreational facilities at the
school presumably will be available for public use during non-school hours.
However, the construction of this school is not planned in the foreseeable
future (B-4).
C. Approvals Required
The developer of the La Costa Racquet Club project will be required to obtain
permits from the U.S. Fish & Wildlife Service and the U.S. Army Corps of
Engineers to construct the slope, or cribwall, in the watercourse.
A 1603 agreement will have to be executed by the California Department of Fish
and Game and the City of Carlsbad.
111-10
IV. ENVIRONMENTAL IMPACT ANALYSIS
A. Biological Resources
Environmental Setting: The Stagecoach Park site lies in an area of gently
sloping hills with an intermittent stream flowing along the northern edge of
the site. The watershed of the stream above the park site is about 600 acres.
Upstream of the site an oak woodland of Coast Live Oaks (Quercus agrifolia)
occurs in association with the stream. On-site the stream has a willow
woodland of Arroyo Willow (Salix lasiolepis) in the upper area, and a
freshwater marsh, dominated by rushes (Scirpus californicus) in the lower area
(Figure 6). Two large and prominent eucalyptus trees (E. globulus) occur
near the lower portion of the on-site channel. Aside from a mesquite
(Prosopis glandulosa var. torreyana) and prickly-pear cactus (Opuntia
ficus-indica), the remaining area is vegetated by non-native ruderal
vegetation, indicating past over-grazing of the area.
The stream is part of the Batiguitos Lagoon watershed. The stream and its
associated riparian vegetation serve as a focus for regional wildlife
activity. The surface water draws wildlife to the channel. The emergent,
mesic-associated vegetation creates a cover habitat which shelters certain
bird species for resting, nesting and feeding. The willow woodland provides
higher relative humidities, resulting in a favorable habitat for certain small
birds, such as black phoebe and possibly the Bell's vireo, as well as
amphibians.
The section of the linear, riparian system occurring on-site is an important
link in this regional resource. Development of downstream areas has
considered the importance of this habitat and has attempted to maintain
wildlife habitat along its course.
The open field habitat, although of little importance botanically, serves as
foraging habitat for area predators, such as coyote, bobcat and hawks. Deer
also may range into the area from brush-covered slopes to the east.
Relationship of the Setting to the Proposed Project: The proposed project is
an active recreation-oriented community park. Several baseball diamond fields
are planned as the major feature of this community park. The construction of
residential dwellings in areas surrounding the proposed park site will
generate a substantial group of park users, especially children and juveniles.
Many park users will be involved with the baseball and soccer activities.
Many may also interact with the streambed.
Although development of the adjacent residential areas is not a part of the
proposed project, such development will result in a loss of a large open field
habitat. The relative size of the open habitat in the proposed park site is
small in comparison to that planned for residential development. The proposed
park project involves regarding the site and realigning the present streambed.
IV-1
FIGURE 6
Vegetation Features
Stagecoach Park Site
3a)
No Scale
An approved residential project on the adjacent, northern boundary, the La
Costa Racquet Club condominiums (CT 84-7), will potentially involve the
proposed park plan. The impact of this condominium project relates to an
option given ihe project proponents by the City Council to either (1) grade
the entire area in and north of the creek channel and thereby relocate the
drainage or (2) place a crib wall adjacent to the present streambed. The
first of these alternatives involves alteration of a natural water course and
would require an agreement with the California Department of Fish and Game and
probably the U.S. Army, Corps of Engineers. Under the preliminary grading
plan for the parks, the City of Carlsbad would be required to obtain these
permits or agreements if the City and developer opt for the crib wall design.
Environmental Impacts: Implementation of the proposed park site design will
result in the elimination of the majority of wildlife uses now available on
the site. Its impact will also depend upon which option is chosen by the
adjacent project developer and City.
Riparian Habitat
The loss of these wildlife habitats must, however, be evaluated in light
of proposed adjoining projects. The most immediate is that of a
(Alternative la) slope placement or (Alternative lb) crib wall on the
north side of the site, in association with the La Costa Racquet Club
condominia (CT 84-7).
Alternative la
The stream will be altered by grading the northern slope to a 2.5 to 1
slope to the relocated stream bed where a 4:1 grasslined slope and a
rockline channel will be created. The possible effect from the alteration
of the stream hydrology is increased siltation, eventually ending up in
Batiguitos Lagoon. Filling of the riparian wetland associated with this
grading alternative is a significant biological impact and was so stated
in the environmental documentation of the adjacent residential
development. For this reason of significance the developer chose to look
at the option of Alternative 2.
Alternative lb
Placement of a crib wall would allow retention of the riparian habitat.
Some minor disturbance of this stream might occur as short-term impacts
associated with construction of the structure. The impact of
implementation of this alternative, relative to the wetland habitat, would
not be significant. Further it would not involve the need for processing
of State 1603 (1601 in the case of a City of Carlsbad application) or
possibly a federal 404 permit from the Corps of Engineers. The
alternative would leave woodland habitat which would attenuate noise and
visual disturbance from park use and the woodland streambed will remain a
visual ammenity.
Iv-3
Open Field Habitat
Loss of the open field habitat by development of the remainder of the
proposed park site (but more significantly by development of adjoining
areas) will eliminate foraging habitat for wildlife and probably cause the
relocation of the red-tailed hawk which now uses the on-site eucalyptus
trees. The remaining open space area which now occurs downstream is
probably not adequate to maintain this bird in the area since its quality
has been reduced by the cosmetic landscaping treatment it has received.
The proposed project impact on open space is considered not significant
but does represent an incremental loss which contributes to a significant
loss of this habitat.
Mitigation Measures: A No Project alternative for park site development would
not avoid the impacts possible from slope grading or crib wall placement
associated with the adjacent residential development.
The open field habitat would be maintained by such an alternative however.
The continued residential development in the vicinity would result in
increased use of this riparian and open area by children and juveniles. Such
an unattended use would fatally degrade the habitat insofar as wildlife use is
concerned.
Loss of riparian and open field wildlife habitat by implementation of the
proposed park design can be compensated in several manners.
(1) Redesign
A redesign to allow for retention of the stream-associated function of the
site and still permit sports recreation-oriented use would reduce
biological impacts to riparian habitat. The long-term viability of the
stream-associated wildlife habitat will be jeopardized by the close
proximity of children and juveniles who would be drawn by their curiosity
to the site. Fencing might prevent random access, but in any case
considered, the habitat quality will deteriorate from what it is now.
Reduction of the project's sports recreation scope and redesign of the
project to retain the drainage as it occurs now would involve a 100 foot
buffer distance from the centerline of the stream thread.
(2) Restoration
Alternative C-i discussed in the alternatives section of the DEIR would
involve restoration of a woodland which, initially, would have a lower
wildlife value and no assurance of full establishment, especially with
children and juveniles drawn into the area. Re-establishment of the
riparian-associated vegetation, especially cat-tails (Typha) and willows
is possible over, perhaps, a five year span. The proposed, reworked land
contours would not allow recovery of the marsh habitat, however. This
restoration, presumably, would be an aspect of a 1603 or 1601 Agreement,
as well as a 404 permit resolution. The encumbrance of these additional
permitting procedures and their associated mitigation measures would add
substantially to the cost of the project.
IV-4
(3) Off-Site Preservation
The proposed project will reduce riparian habitat areas. Acquisition and
preservation of an equivalent sized area upstream which contains woodland
and adjacent open field habitat may be possible. Typically compensation
actions require 3 or 4 times the area involved as compensation. Suitable
land of such a magnitude does not appear in the immediate vicinity of the
project. This sort of off-site mitigation might involve another drainage
system.
IV-5
B. Drainage/Soils
Environmental Setting: The proposed part site contains approximately 26 acres
lying east of Rancho Santa Fe Road roughly one quarter of a mile south ot La
Costa Avenue. A riparian habitat exists along the northerly boundary that
carries surface drainage from the east through the property to the west. This
drainage basin is known as the Encinitas Creek Basin. Short grasses cover the
rolling hills of the site, sloping northwesterly to the limits of the heavily
vegetated riparian habitat along the north boundary. The highest elevation is
around 240 feet above mean sea level at the southeasterly project boundary
with the lowest elevation being around 160 feet above mean sea level at the
most southwesterly corner of the site (See Figure 7).
1. Surface Drainage
Approximately 712 cubic feet per second of surface drainage can be
anticipated during a 100 year frequency rain storm within the existing
drainage channel along the north boundary ot the site. This quantity was
taken from a Drainage Analysis prepared for the So-Cal Development Plan
immediately north ot the site (A-il). The Drainage Analysis is a H.E.C. I
analysis of a grass lined open channel drainage structure that corresponds
to Alternative la channel described in Section lll.B. The contiguration
evaluated proposes a grass lined channel with a base width of 16 feet, side
slopes of 4 to 1 constructed at an average channel slope ot .4. The depth
of flow, using a 712 C.F.S. rate equated to slightly over 4 feet with a
surface width ot slightly over 49 feet. The flow of 712 C.F.S. calculated
in the Drainage Analysis was based on "rull" development in the drainage
basin, including Stagecoach Park.
2. Soils and Geology
No known site specific soils or geological investigation has been performed
for the proposed park development, immediately to the north, however, is
the La Costa Racquetball Club (So-Cal) development proposal that has been
approved by the City of Carlsbad. Due to the proximity or this development
to the park proposal, it is reasonable to assume that similar soils and
geological conditions would exist at both sites.
Preliminary Soils and Geological Report for the So-Cal Development has been
utilized to evaluate the potential impacts in the in-situ soils and
geological conditions could have on the park development plan (A-12).
A review of the site exploration map contained within the soils and
geological investigation identifies three boring holes very near the
proposed Stagecoach Park. They are B-6, B-5 and B-4. An itemization of
the findings are as follows:
B-6 - Location - Northwest Boundary of Park Lands
Elevation - 14 A.M.S.L. +
IV-6
Estancia
/ L..
41
'0 .- '1
-4
/ /
r—
Cut 4
FIGURE 7
Topography
No Scale
Surface natural soils to three feet consists of silting clay, with high
moisture content. Del Mar Formation, interbedded claystone, siltstone and
sandstone was found from 3 to 18 feet deep. Some water seep occurred at 9
and 17 foot depths. Interbudded sandy claystone and silty sandstone was
found from 18 to 30 feet in depth.
B-5 - Location - Northerly Boundary of Park Lands,
Elevation - 202 A.M.S.L. +
Surface natural soils to 2.5 feet consisted of sandy clay with numerous
angular volcanic pebbles and cobbles. Santiago Peak volcanics exist from
2.5 feet to 10 feet in depth where refusal occurred.
B-4 - Location - Northeasterly of the Park Proposal,
Elevation - 220 A.M.S.L. +
Alluvium, sandy clay to 10 feet in depth with rapid water seep at 8 feet
and the boring abandoned at 10 feet due to caving.
Based upon the above borings, as well as the others performed by Geo Soils,
it was their conclusion that the La Costa Racquetball Club development was
geotechnically feasible.
There was no evidence of major landsliding nor other geological hazard that
would preclude development. The likely materials available for fill
construction on site would include natural soil, alluvium, Del Mar
formation claystone and the Santiago Peak volcanics. High moisture content
of the claystone materials may pose some grading difficulties and may be
mixed with other on site materials to obtain the desired moisture content.
Environmental Impacts:
1. Surface Drainage
A conceptual grading plan has been prepared (see Figure 8) for the
Stagecoach Park Schematic Master Plan (see Figure 5). The existing
drainage pattern of the park site is to the west and north. This drainage
pattern will be the same after the grading is completed. The conceptual
park grading plan is intended to provide the maximum area suitable for
athletic fields.
If Alternative la is selected for the La Costa Racquet Club (see Section
III.B) the streambed will be reconfigured (See Fig. 9). As noted above,
the drainage analysis calculated a flow 712 cfs. through the channel.
This calculation includes the development of Stagecoach Park (B-8).
The effect of reconfiguring the streambed will be to narrow it into a
58-foot grass-lined channel slightly elevated and south of the existing
streambed. Maintenance of the channel will be required to keep it clear of
obstructing vegetation. Further, the existing riparian habitat will be
removed by this alternative (see Section IV.A).
Iv-8
B6
Borings
____________________ ®B4
F
% F
\ %
\ ' %
I
'I #
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FIGURE 8
flfl1C. G%•
CUT - 2270a0 GU/YPb
110,000 cu/'-o Grading Plan No Scale
MI$ION EOTAMCIAI PARKING LOT - A$ISALL FLD
I Comm T-1 I
- -
F-
_____ - - ------ 4:
SECTION AA
PANkIWS
I UNIT 1 LOT
- UO - 210 - --- ------=-. 200
ISO QNO
I-4
I-
0
•ASALL FItLD PARKING LOT SAUSALL PLD t- T5
P.L.
CHANNIIL
!
i
UNIT
- 220
ftO 210
SECTION BB
SCALE: IIOL I'-50'
VE. I'I.SO'
Figure 9
Cross Sections No Scale
If Alternative lb is selected for the La Costa Racquet Club (see Section
III.B) the existing streambed will remain and a crib wall will be
constructed immediately north of the streambed.
The conceptual park grading plan will narrow the drainage channel along the
northern park boundary. When coupled with the crib-wall placement proposed
for the La Costa Racquetball Club, the resulting channel may be too narrow
to carry the flows as calculated in the Drainage Analysis. However, the
City's intent is to revise the grading plan if the curb wall is
constructed.
2. Soils and Geology
Assuming that the La Costa Racquetball Club soils report can be utilized as
a guide to the soils in the park area, it appears that no significant soil
or geological hazard exists that would preclude the park development. The
potential exists, however, to encounter hard formational soils that may
require blasting. Groundwater is anticipated within the alluvial areas of
the site and may pose some grading difficulties.
Mitigation Measures:
1. Surface Drainage
A number of options are available to accommodate the surface flow across
the proposed Park site. They are as follows:
a. Leave the existing channel in its present state and avoid grading
within this area.
b. Construct a grass lined, concrete lined, or rock lined channel within
the site of an appropriate size and configuration to adequately carry
this flow.
c. Construct a subsurface drainage system, at an appropriate size, of
reinforced concrete or other similar structural materials.
The benefits and disadvantages of the above drainage options are discussed
below.
Drainage Option 1
If the existing drainage channel is determined to be of significant
biological value, then this alternative (see alternative C-i, page V-2) is
the most appropriate. Based upon the existing channel configuration it is
suggested that grading occur no closer to the flow line of the creek than
about 40 feet. This rough number was derived from estimating a 100 year
storm flow depth of 4 to 5 feet with a channel width of roughly 30 to 40
feet. A detailed drainage analysis of the existing flow characteristics of
the natural channel should be done in conjunction with the detailed
IV-11
development plans for the park in order to verify the validity of the above
suggested grading limits. Leaving the drainage course in its natural state
will reduce the development costs of the park development. This option,
however, reduces the available gross park area for development of the
playing fields and associated facilities. A Preliminary Grading Study
should be performed in order to determine if all of the proposed facilities
could be constructed within the reduced useable park area if this
option is adopted.
Draina2e Option 2
This options calls for the construction of an open channel configuration
either grass lined, rock lined or concrete lined. Each of these can be
constructed at a large variety of configurations dependent upon cost and
land area constraints. The proposed channel should be evaluated with
regard to land area constraints as well as cost. The use of rock rip-rap
siding or concrete lining will increase or decrease the channel size
respectively.
Again, a detailed evaluation should be performed in conjunction with the
development plan for the site. Should this option be adopted, the
biological value, if any, of the existing riparian habitat would be
destroyed.
2. Soils and Geolo
A detailed soil and geological investigation is recommended for the
verify the assumptions made in the Impacts section above. Volcanic
could be encountered requiring difficult ripping or the potential
blasting at depth. Fill slopes should be constructed at gradient
2-1/2:1 (horizontal to vertical). Cut slopes within the Del Mar
claystone should be constructed at gradients of 2-1/2:1. If thes
are less than 10 feet in height, they may be constructed at gradi
2:1. Cut slopes in the Santiago Peak volcanics may be constructe
gradients of 1-1/2:1 with the approval of Carlsbad's City Enginee
IV-1 2
site to
rocks
C. Archaeological/Historical Resources
Environmental Setting: The project site is located in a region which contains
a large number of archaeological sites, as well as containing ruins of
historic interest. The La Costa Land Company properties, within which the
project site is located, have been the subject of intensive archaeological
surveys. The results of these surveys are contained in two documents; "An
Intensive Archaeological Reconnaissance of the La Costa Land Company Property,
Carlsbad, California" (A-8); and "Archaeological Test Program at Site W-945,
La Costa S.E., Carlsbad, California" (A-9). Both of these studies are on file
at the City of Carlsbad Planning Department, and should be referred to for
detailed background data on the archaeological context and resources of the La
Costa area.
There are over 60 archaeological sites known in the vicinity of the
Batiquitos Lagoon. These sites range in significance, are representative of
several cultural groups, and span a period of many thousand years.
The local region is also of historic interest. The area was probably crossed by
both the Portola expedition of 1769 as well as the de Anza expedition of 1776.
The principal route (El Camino Real) between the Missions and presidos of "Alta
California" is within close proximity to the subject property. Cattle ranching
in the local area, which continues today, dates to the ranchos of the early
nineteenth century.
Relationship of Setting to the Proposed Project: There are no known
archaeologic sites within the boundaries of the proposed project. A 40 by 45
meter archaeological site, known as W-945, is located adjacent to the
southwestern border of the subject property (A-8). This site was originally
recorded by Russell Kaldenberg in 1975. It was tested in 1976 and was found
to be of "moderate significance" and recommended for a limited data recovery
program. This program, which involved the excavation of several one-meter
square pits was completed in 1984 (A-9). The results of this later study are
not currently available. Development of the proposed project will not impact
this archaeologic site.
The ruins of an adobe house and barn are located on a rise in the
central-eastern portion of the project site. The house ruins consist of
several low adobe walls, while the barn remains are limited to a rectangular
mound. The adobe ranch house was built by Andreas Ybarra in the mid-1840's.
It is known to have served as the headquarters for the Rancho Ybarra in 1842.
By the mid-1860's the ranch house had become a stage stop for rest and food,
on the two-day trip between San Diego and Los Angeles. The barn was probably
built during this time. In the late 1860's the ranch was sold to Joseph S.
Mannasse and Marcus Schiller of San Diego. They expanded the house and
stocked the rancho with cattle. Successful completion of the railroad between
San Diego and Los Angeles, in 1887, ended the stage runs. The property went
through several owners, and for a brief period in the late 1880's, was used by
group of German emigrees, who formed a colony called Olivenhain. The ranch
house, barn, and related wood frame structures associated with the Olivenhain
Colony appear to have been abandoned sometime shortly before or after the turn
of the century.
IV-13
Impact: Additional information of the history of the ranch house can be found
in two reports which are on file at the City of Carlsbad Planning Department;
"The Andres Ybarra Ranch House And the Rancho Las Encinitas" (A-6), and
"Colony Olivenhain". The rancho house site has been recorded by the San Diego
Museum of Man, and has been given the site designation of W-948. It has not
been designated by federal state or local authorities as a historic landmark.
The Stagecoach Park site was originally selected by the City of Carlsbad for
a park, at least in part, because of the Ybarra ranch house ruins. Both
schematic alternative plans for the park include a small historical area
within which the ruins of the ranch house are to preserved.
Representatives of the City's Parks and Recreation department have indicated
that the ruins for the Ybarra Ranch house are to be preserved within the
proposed park (B-7). This preservation would not include the traces of the barn.
Despite this, review of preliminary grading plans indicate that it is doubtful
that grading of the extent needed to develop the proposed park facilities could
be undertaken without destroying the ranch house ruins. Plans have not been
finalized to the point where it is possible to verify this conclusion. In
addition, no current plans address the disposition the house remains.
At the present time the house ruins are surrounded by a chain link fence to
prevent vandalism. This is consistent with current City policy, as expressed
in the City's Parks and Recreation Element, which calls for preservation of
the ranch house ruins. As a result, destruction of the ranch house remains
would probably require a General Plan Amendment.
A letter from the Carlsbad Historical Society, expressing their desire for the
preservation of the Ybarra Ranch House remains is included as Appendix B. In
addition, the Historical Society also recommended that the slope adjacent to
the ranch house ruins and the nearby stream be retained for passive recreation
use.
Mitigation Measures: Preservation of the ranch house ruins presents several
problems. The remains of the adobe walls are extremely fragile and are being
rapidly eroded by the weather. At a minimum, some type of shelter or roof would
have to be constructed over the remains to prevent further destruction.
Provision would also have to be made to prevent public access to the wall
remants. This could either entail retention of the present fence or
construction of another barrier. A bronze plaque describing the ranch house and
stage stop was made several years ago for installation at the site once
development of the park had occurred (B-7).
Preservation of the barn remains is probably not warranted given their
condition. The barn should be mapped and located in relation to the ranch
house. An archaeologist should also be present during any earthmoving
activities likely to impact the barn area.
IV-14
Any development proposal which would destroy the ranch house remains would
require more extensive mitigation measures. At a minimum this would mean
archaeoigoical mapping and survey as well as text excavations. Additional
excavation might be needed, based on the results of the initial excavations.
A specific condition of approval for the La Costa Master Plan states that "All
archaeological or historic areas which cannot be satisfactorily salvaged shall
be covered or preserved as open space" (A-i, p. II-1).
IV-15
D. Land Use
Environmental Setting: The Stagecoach Park site is located in the La Costa
Southeast community (A-i, p. III-0. This community is planned for a wide
variety of housing types structured around a community core. The northern
portion of the community core is designated for professional uses by the La
Costa Master Plan (see Figure 4). Medium and medium-high density (4-10 &
10-20 du/ac.) residential development is clustered within the community core
between the commercial area and Stagecoach Park.
North and west of the community core is an existing medium-high density
residential area of the La Costa Southwest community. Development to the south
and east of the core is planned for very-low density estate type housing.
Immediately south of the park site, across Mission Estancia, is a designated
high school site (see Figure 4). The agreement between the San Dieguito Union
High School district and the Daon Corporation requires the District to purchase
the site prior to 1995 (B-4). The district's intent is to purchase the site
sometime after 1990 and to construct a school when funding becomes available
and a sufficient number of students reside in the area. The school is planned
for a student population of 2500.
Currently the district has no high schools located within the City of Carlsbad.
A junior high school site is located in the La Costa Southwest community and
will probably be developed prior to the high school site. Within the North City
West area of the City of San Diego the district is establishing joint uses of
athletic fields with the City. District representatives indicate a willingness
to establish the same type of joint use activities with the City of Carlsbad
(B-4).
Relationship of the Setting to the Proposed Project: The park development
master plan illustrated in Figure 5 will provide multi-use athletic fields,
tennis courts, basketball courts, a community center and passive recreation
area. These uses are compatible with the residential areas surrounding the park
site. The parking areas have been located in the interior of the park to allow
for greater supervision and to allow for more buffer planting along Mission
Estancia (A-2). Two extensions of the park will provide walkways from the
commercial and residential areas to the interior of the park.
A dense tree planting program is envisioned in the master plan for the periphery
of the park. This planting will help buffer the park's daily activities from
nearby residences.
Environmental Impacts: The park will have beneficial land use impacts because
it will provide active and passive recreational facilities for the adjacent
medium-high density housing areas. Walkway access from the housing areas will
increase the accessibility of the park facilities. Long-term future
beneficial impacts can result if the park and school facilities are jointly
developed and operated.
No significant adverse land use compatibility impact are anticipated to result
from the development of the park. Other impacts (e.g., noise, lighting,
traffic, etc.) are addressed in their respective sections of this EIR.
IV-16
The relationship of Stagecoach Park to the proposed high school south of
Mission Estancia, as well as to adjacent residences, is an important land
issue concern. Both the high school and most of the adjacent residences will
be at higher elevations than the Park. As a result, the park's playing fields
and other active recreation areas will be visible from the surrounding area.
The elevation is such that landscaping, even after the trees mature, will not
completely shield the park from the surrounding area.
The visual impact is impossible to quantify without more detailed grading
plans and site design concepts, both for the proposed park and for the
surrounding area. The proximity and visibility of the park in relation to the
proposed high school strongly suggests that the park will become a focus for
activity by high school students. Vehicular and pedestrian traffic are likely
to be the most noticeable effects.
A number of the medium and medium-high density residental units approved for
development to the north of the project site will have a clear view of the
Park. The clearest views will be from south oriented windows and patios of
those units which face the Park. Other units in these residential
developments will be shielded to a greater or lesser extent depending on the
elevation and the location of residential buildings to the south of them. The
actual extent of this land us impact cannot be determined without more
detailed information on the proposed residences. Adherence to mitigation
measures described in the noise, lighting and traffic sections of this report
should reduce any potentially significant adverse impacts to acceptable
levels.
Mitigation Measures: No land use compatibility mitigation measures are
required. Alteration of the sites shape by trading some of the area in its
westerly portion for an equal area in the eastern portion, would provide
additional land for active recreation uses. This would in turn help
ameliorate various land use related concerns, including historic site,
preservation and retention of the stream channel; see Section V, Alternatives
for greater detail.
IV-17
E. Vehicle Circulation and Parking
Existing Traffic Conditions: The information presented in this section is
primarily drawn from studies completed by Weston Pringle and Associates.
The site is currently vacant and Mission Estancia has not been constructed.
Rancho Santa Fe Road is a north-south arterial to the west of the site which
is in various stages of development. In the environs of the site, Rancho
Santa Fe Road is currently two lanes with full development being completed as
adjacent land develops. Existing daily traffic on Rancho Santa Fe Road is
approximately 5,700 vehicles adjacent to the site. The intersection of Rancho
Santa Fe Road and La Costa Avenue, northwesterly of the site is currently
signalized. Figure 10 illustrates the existing and proposed road system in
the area.
Trip Generation: Due to the very general nature of the planned use of the
park, estimating trip generation must also be general. The City of San Diego
utilizes a rate of 40 daily trip ends per acre for a developed park. SANDAG
utilized a rate of five trip ends per acre for parks in the Carlsbad
Transportation Study Traffic Model. The Institute of Transportation Engineers
publication "Trip Generation" indicates a rate of six daily trip ends per acre
based upon limited data. Since the schematic plans indicate an active
program, it is recommended that a rate of 40 trip ends per acre be utilized.
On this basis, the park would be anticipated to generate 1,120 daily trip
ends.
No data are available relative to peak hour trip generation. Peaks do occur
before and after major activities (little league, soccer, etc.); however,
these do not generally coincide with normal Street peak hours. These peaks
also vary in magnitude and time of occurrence with the season and sport or
activity.
Trip Assignment: Trip distribution for the park would be directly related to
residential intensity and location. Review of the General Plan Land Use
Element and La Costa Master Plan was utilized to estimate a geographic
distribution for the park. This distribution is illustrated on Figure 11. By
applying these distributions to the daily trip generation estimate, project
trips were assigned to the street system as indicated on Figure 11. This
assignment provides a basis for the traffic analysis portion of this study.
Traffic Impact Analysis: The project would generate an estimated 1,120 daily
trip ends which is an increase over the 140 daily trip ends contained in the
SANDAG Traffic Model for Carlsbad. Due to the local nature of park trips and
their minor impact during street peak hours, this difference would not be
anticipated to result in a significant traffic impacts. Daily traffic volumes
at buildout of the General Plan on Mission Estancia are projected by SANDAG to
be 4,500 at Rancho Santa Fe Road and 2,100 at La Costa Avenue. With the
project, these volumes would increase to 5,200 and 2,400 respectively.
Mission Estancia is classified as a Secondary Arterial in the General Plan and
has a daily capacity of 10,000 to 20,000 vehicles. The projected daily
volumes with the project are well within the capacity of the Street.
IV-18
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LEGEND
EXISTING ROAD
FIGURE 10
Existing & Proposed
Road System No Scale.
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LEGEND
p
V 60%-DIRECTIONAL DISTRIBUTION ft 670 -DAILY PROJECT TRAFFIC
$
30%I
4340
m-, w__ ~ A~ 60%
170
FIGURE 11
Directional Distribution &
Daily Project Trips
No Scale
While peak hour trip generation rates have not been projected, it is not
anticipated that the project would generate significant trips during the
Street peak hours. Recreational uses generally occur during non-work periods
so that their peak hours are separate. Peak hour trips from Stagecoach Park
would not be anticipated to impact the circulation system of the area.
Vehicular access to the park was reviewed with respect to traffic operations
and safety. The projected daily volume of 1,120 daily trips can be
accommodated by the single access indicated on the schematic plans. It is
recommended that two lanes be provided in each direction between Mission
Estancia and the first internal intersection. This will reduce the potential
for traffic congestion during peak ingress and egress periods. Projected
daily volumes from the park would not be sufficient to justify signalization
of the entrance intersection with Mission Estancia.
The schematic site plans indicate that the intersection of the park access
road would be located 20 to 50 feet west of the future Calle Acervo
intersection while a topographic map and grading plans show the park access
and Calle Acervo in alignment. An off-set is not desirable from a traffic
operations or safety viewpoint. The park access should be aligned with Calle
Acervo in the final design.
The intersection of Mission Estancia and Rancho Santa Fe Road will ultimately
require signalization as the area develops. Signalization of this
intersection would not be required solely by park generated traffic; however,
the park traffic would contribute to the need for signalization.
The site plan indicates that all vehicular access would be from Mission
Estancia. Calle Acervo would provide area access as well as Mission Estancia.
Pedestrian and bicycle access should be provided to the residential areas on
the west, north and east of the park. This reduces vehicle travel and
provides improved safety for pedestrians and bicycles.
Parking Impact Analysis: Off-street parking adequacy is a critical factor for
parks of this type. Inadequate parking results in vehicles parking on-street
on arterials or residential areas which create traffic operational and safety
problems. As previously stated the plan indicates 153 off-street parking
spaces and the alternate plan includes 140 off-street spaces.
Parking needs for parks of this type are directly related to the activity
schedule and overall program. Since specific data relative to park use is not
available, this analysis is based upon assumptions. As an example, a little
league team has 14 players and, for the younger teams, it is not uncommon for
all parents to attend. This could result in 28 vehicles per field plus
vehicles for coaches, officials, conscessionaires and others. With five
fields available, a potential demand for 140 parking spaces can be developed.
If a concurrent activity occurs in the community building or the passive
areas, a parking deficiency could develop. In addition, the period between
the finish of one set of games and start of another could produce several
shortages. Summer evenings with ball fields, tennis courts, basketball courts
and community building being utilized along with passive areas could also
produce parking demands that exceed the supply.
IV-21
The preceeding discussion indicates that there is a potential for a parking
deficiency with the plan. It is recommended that the final plans be analyzed
based upon the actual use program to determine the off-street parking needs.
Current planning is insufficient with respect to off-street parking.
The principal findings of this traffic study are as follows:
1. The park is estimated to generate 1,120 daily trip ends with a negligible
number occurring during the Street peak hours.
2. The total of buildout and project traffic would not exceed the daily
capacities of the adjacent streets.
3. A single vehicular access would be adequate to serve the park and
projected volumes would not indicate a need for a signalization of the
access road/Mission Estancia intersection.
4. While the Rancho Santa Fe/Mission Estancia intersection will ultimately
require signalization, the park would not trigger the need on its own.
5. The plan does not indicate a potential for traffic impacts upon local
residential streets in the area.
6. The proposed parking supply could be deficient if active use of all
facilities in the park occurs simultaneously.
Mitigation Measures: The following measures are recommended to mitigate
potential traffic impacts of the Stagecoach Park project.
1. The park access road should have two lanes in each direction from
Mission Estancia to the first internal intersection.
2. The park access road should be aligned with Calle Acervo.
3. Pedestrian and bicycle access to the adjacent residential areas should
be maintained.
4. Preparation of the final plans should include a detailed parking
analysis based upon a specific use program for the park to insure
adequacy.
5. Inclusion of an additional ingress/egress point if possible.
IV-22
F. Noise and Lighting
Environmental Setting: At the present time the park site does not contain any
noise or light generating activities. Future development plans for the area
include residential uses on all sides of the park site. The residential areas
are generally at an elevation ten to twenty or more feet above the park site.
Consequently, when these areas are developed the housing units will be looking
down into the park area.
The La Costa Master Plan addresses noise attenuation and establishes physical
design standards to attenuate the adverse impacts of noise to the extent
possible (A-1, p. 111-12).
Relationship of the Setting to the Proposed Project: Noise and lighting
pollution generated by park activities will affect the surrounding residential
areas. Noise generated by the activities proposed for the park will generally
be of short duration bursts of noise rather than continual noise. Noise
generated by recreational activities occurring in the park will be primarily
daytime and evening noise except for night-time activities related to the use
of the athletic fields.
Traffic generated noise on Rancho Santa Fe Road and Mission Estancia will be a
more persistent noise than park generated noises. On a sustained level, the
traffic noise will probably equal, if not exceed, the noise level of the park.
Lighting of the athletic fields for night-time use will be directly visible from
the residential areas surrounding much of the La Costa Southeast community.
Impacts: The residential areas immediately surrounding the park site may be
adversely impacted by noise and light pollution resulting from park activities.
The severity of these impacts cannot be quantified at this time. However, in a
general sense, these impacts will probably approximate the noise and lighting
levels associated with large high schools that have both day and night-time
athletic events. Weekend and evening noise will be most noticeable to nearby
residents, and the sporatic nature of the noise will increase the perceived
level of noise.
Mitigation Measures: The following noise mitigation measures are listed in the
La Costa Master Plan:
o Streets schools and park should be designed to achieve a depressed
elevation separation from adjacent areas; and
0 Active-play areas should be surrounded by passive park areas.
Illustrative examples of noise attenuation measures are contained as Exhibits
111-17 to 21 in the La Costa Master Plan (A-i, pgs. 111-30-32).
Additional mitigation measures recommended for inclusion in the park plan are:
o Play field lighting should be fully shielded, carefully directed, and
constructed in accordance with the City's Building Code;
IV-23
o Play field lighting should be prohibited between 9:30 p.m. and sunrise in
wintertime and between 10:30 p.m. and sunrise in summertime. This
requirement applies to other tennis court areas in La Costa;
° Amplifier levels on public address systems should be established; and
Athletic events should be prohibited between 10:00 p.m. and 7:00 a.m.
IV-24
V. ALTERNATIVES TO THE PROPOSED ACTION
A. No Project
A discussion of retaining the status quo condition of a project site is
required by CEQA Guidelines. No development of any type would leave the
project area as an open field traversed by a small stream. There is a
freshwater marsh and willow woodland associates with the stream course.
Increased development with resultant increases in human activity on
properties adjacent to the project site would have a marked effect on the
subject property. A major housing development across the street is under
construction. While difficult to quantify, the anticipated effect on the site
is outlinedas follows:
- Retention of a sizable open space area surrounded by urbanization.
- Use of the area by local children as a play area, in effect a giant
"vacant Lot".
- Potential for erosion control problems; currently planned drainage and
flood control facilities both above and below the area would have to be
reevaluated to determine the effect on the project area. Stream channel
downcutting and siltation are both likely to occur as a result of
increased runoff from adjacent urbanization.
- Loss of the remaining standing walls of the Ybarra adobe due to
continued erosion and vandalism.
- Public health and safety hazard resulting from lack of supervision and
limitation of police access to the area; problems, in particular
mosquitos, rats, mice and ground squirrels.
- Continued degradation of the areas native wildlife as a result of the
surrounding urbanization.
B. Commercial/Industrial or Residential Use
This alternative considers the use of the subject site for more intensive
urban uses than those proposed. Because the site is located within the core
area of the planned La Costa community, it would appear to have a development
potential either residential use or support commercial and/or light industrial
use. The implications of such development are outlined below:
- Requirement for a major change in the approved La Costa Master Plan,
including plan and zoning changes and land division.
- Loss of City required open space/recreation area; additional land of
comparable size in the local area would have to be found for another
park to off-set the loss.
V-i
- There would be an increase on service and infrastructure requirements,
as well as traffic. The magnitude of such increases would vary greatly
with the actual use, although probably within the basic limits of
proposed street and utility systems.
- All facets of the sites' natural environment and historic resources
would be destroyed.
C. Park Design Alternatives
The alternatives described in this subsection focus on modification to the
range and intensity of recreation uses presented for the selected project
described in the Project Description. Two such alternatives are discussed.
Both were designed to be responsive to the need for additional active
recreation areas, while at the same time maximizing the historic and natural
factors associated with the site. The alternatives are conceptual only, and
include only a preliminary analysis of grading.
Alternative C-i. Maximize Historic and Natural Factors
Alternative #C-1 seeks to preserve and enhance the natural aspects of the
project site to the greatest extent possible, while providing active
recreation areas. In addition, an active preservation program, including
interpertative displays, of the sites' historic resources would be included.
The Community Center, basketball courts and tennis courts would be retained.
A generalized concept plan is presented as Figure 12. Specific aspects of
this alternative are outlined as follows:
- Re-design of the project to allow for retention of the stream bed as it
now exists and inclusion of a 150 foot buffer zone along each side of
the streams centerline.
- Flow restriction measures upstream and siltation control features
downstream would be needed to prevent erosion caused by increased
runoff.
- The Ybarra Adobe ruins, including the site of the barn, would be
protected to the maximum extent possible. This would entail an
enclosure around the ruins of the main house, and protective fencing.
An interpretive display would also be included.
V-2
At*11-10FAAa-
F-4-1HIstoric Feature
FIGURE 12
Alternative #1, Maximize Historic &
Natural Features
'No Scale
- Introduced plant species would be limited to the maximum extent
possible. Native plants would be added to enhance the present
vegetation features of the site.
- Three of the five multi-use fields shown on the current park plan would
be eliminate by this alternative. Shifting the park site to the east
has the potential for adding an additional multi-use field.
- This alternative also has the potential for adding a second
ingress/egress point. The amount of parking would remain the same, but
possibly could be decreased if not required as a result of the reduction
in the number of playing fields.
Alternative C-2. Retention of Stream Alignment /preservation of Main Historic
Feature
Alternative #C-2 is a plan concept which attempts to retain the stream channel
in its current alignment and preserve the ruins of the Ybarra ranch house
without the loss of any active recreation uses. The community center,
basketball courts and tennis courts would all be retained by this alternative.
A generalized concept plan of Alternative #C-2 is presented as Figure 13.
Specific aspects of this alternative are outlined below:
- The stream would be retained in its current alignment, although an
option with this alternative would place a multi-use field in the
western portion of the site, eliminating a portion of the southern
section of the stream. This section of the park site contains the most
disturbed portion of the wildlife habitat. Fill has been placed along
Mission Estancia in the portion of the park site (see Figure 6).
- The main Ybarra Ranch house ruin would be retained and protected,
although the site of the barn would be graded.
- Only one of the currently proposed multi-use fields would be lost by
this alternative, and this field could potentially be located in the
westerly portion of the site.
- The parking area would be substantially altered. All of the parking
would be in one area, and two ingress/egress points are proposed.
- As with alternative #C-1 the westerly portion of the site could be
traded for an area east of the site. This would allow for the potential
inclusion of an additional playing field.
V-4
/
I / I I /
L . 61
/
t. SIL
^U lop
logo
-1 VTfl [cTcZ — I ic__ Jlc5 LV ./ L_11 II I
Te-
IWu'LIII . 3 , / ,tñJLft1 ->---2
C- C- Community Center
Concession Stand
Restrooms Estancia Basketball Courts
Tennis Courts %- j Historic Feature
FIGURE 13
Alternative #2 Retention of Stream Alignment I Preservation of
Main Historic Feature No Scale
VI. ANALYSIS OF LONG-TERN EFFECTS
A. The Relationship Between Local Short-Term Uses of Man's Environment, and the
Maintenance and Enhancement of Long-Term Productivity
1. Cumulative and Long-Term Effects
The primary long-term effect of adopting the proposed Stagecoach Park
Schematic Master Plan and subsequent construction of the park will be the
commitment of the site for public park purposes. Development of the park does
not pose long-term risks to health or safety, and does not utilize an area
involved in the production of natural resources.
Implementation activities related to the proposed park development will result
in disruptive short-term impacts associated with construction activities. These
impacts will be of minor consequence to the immediately adjacent properties.
Several nearby residential and commercial projects have been approved by the
City of Carlsbad, or are anticipated to be submitted in the forseeable future.
Stagecoach Park and these projects are included in the La Costa Master Plan and
are required to be in substantial conformance with the requirements of the
Master Plan. The cumulative long-term effects of the proposed park and other
related projects are:
o Reduction of wildlife habitat;
o Increase in traffic, which will impact streets in the vicinity of the
park;
o Minor increase in noise levels due to increases in traffic levels; and
o Potential loss of historic resources.
2. Project Justification
Adoption of the Stagecoach Park Schematic Master Plan and subsequent
construction of-the park facilities will provide community park facilities for
the southeast section of the La Costa community. The intent of the park plan
provides for the preservation of the historic ruins located within the project
boundaries and implements an action program of the Parks and Recreation
Element.
The City has a deficiency of playing fields for the current population.
Recently the Parks and Recreation Commission has endorsed a set of standards
for the number of fields based on population. Stagecoach Park will allow the
City to reduce the deficiency in existing recreational facilities (A-7, B-7).
VI-1
B. Significant Irreversible Changes Involved in the Proposed Project
Development of the park, as currently proposed, would destroy the natural
habitat associated with the stream which traverses the site and could
adversely effect the remains of the Ybarra ranch house and barn.
1. Significant Unmitigated Effects
A. Biology: The proposed project Alternative la will eliminate a majority
of the wildlife uses and habitat now located on the site.
2. Adverse Impacts
The following adverse impacts will result from the implementation of the
proposed Stagecoach Park Master Plan, but they are not considered significant:
A. Noise/Lighting: Impacts to adjacent residential areas can be reduced to
a less than significant level through implementation of recommended
mitigation measures.
B. Drainage: Alteration of a natural drainage course with a potential for
erosion during construction phases and increased runoff due to
urbanization.
C. Traffic: Potential adverse traffic condition at the park's entrance and
lack of adequate parking during peak park use periods.
D. Historic Resources: The preliminary grading plans indicate that the
house ruins would be removed, even though the intent of the park Master
Plan is to preserve the ruins. If the grading plans are revised, the
significance of this impact could be reduced to a less than significant
level.
3. Beneficial Impacts
These impacts which will result from implementation of the project are:
° Provision of active and passive recreational facilities; and
0 Implementation of one of the City's responsibilities established in the
La Costa Master Plan.
4. Environmental Effects Considered But Not Found To Be Significant
The Environmental Checklist and Initial Study prepared for this EIR is included
as Appendix A of this report. Those impacts considered in the Checklist and
determined not to be potentially significant, and not addressed in this EIR,
include:
VI-2
a. Degradation of water quality;
b. Depletion of natural resources;
c. Creation of a public health hazard;
d. Risk of explosion or release of hazardous substances;
e. Change in the distribution or growth rate of the population;
f. Housing;
g. Air quality;
h. Public services; and
i. Energy and utilities.
C. Growth-Inducing Impacts
The future development of Stagecoach Park will not induce additional population
or housing growth in the area. The facilities are planned as an integral part
of the La Costa Master Plan. The park will provide recreational opportunities
for current and future residents of the La Costa community. The scale of the
planned facilities will attract few visitors from other areas.
VI-3
VII. REFERENCE DOCUMENTS, PERSONS, AGENCIES AND ORGANIZATIONS CONSULTED, AND
PREPARERS OF THE EIR
A. Reference Documents
1. City of Carlsbad, La Costa Master Plan MP-1490), adopted as Ordinance
#9647, 10/5/82
2. Kater-Grina-OrtgieSefl-Blanchard, Schematic Master Plans for Stagecoach
Park and Alga Norte Park, 9/18/81.
3. City of Carlsbad, Revised Parks and Recreation Element, 6/82,
4. Regional Environmental Consultants, La Costa Master Plan EIR (EIR-307), 4/76.
5. WESTEC Services, La Costa Environmental Survey, 3/73.
6. Eugene K. Chamberlin, Ph.D., Squibob Chapter, E. Clampus Vitus, Stagecoach
Park: The Andres Ybarra Ranch House--Rancho Las Encinitas, 5/78.
7. Memorandum to Parks and Recreation Department from the Parks and
Recreation Director, 8/6/84.
8. Russell J. Kaldenberg, An Intensive Archaeological Reconnaissance of the
La Costa Land Company Property, Carlsbad, CA., 1/16/77.
9. Westec Services, Inc., Archaeological Test Program at Site W-954, La Costa,
S.E., Carlsbad, CA., 5/84.
10. Richard Berman, Colony Olivenhain, 1981.
11. Rick Engineering Co., Drainage Study, SO-CAL Development Plan, 12/30/82.
12. Geo Soils, Inc., Preliminary Soils and Geological Report for the SO-CAL
Development, 2/2/84.
13. City of Carlsbad, Resolution No. 7785 approving Tentative Tract Map
CT 84-7, 10/23/84.
14. City of Carlsbad,Carlsbad's Playing Field Analysis, prepared by Parks and
Recreation Director, 8/6/84.
VI I-1
B. Persons, Agencies and Organizations Contacted
1. Mike Howes
Planning Department
City of Carlsbad
(619)438-5591
2. Mark Steyaert
Parks and Recreation Department
City of Carlsbad
(619)438-5667
3. Doug Duncanson
Parks and Recreation Department
City of Carlsbad
(619)438-5577
4. Rodney E. Phillips, Ed.D.
San Dieguito Union High School District
Leucadia, CA 92024
(619)753-6495
5. Eugene K. Chamberlain
Allen Kelly
Kay Christenson
Carlsbad Historical Society
(619) 729-2301
6. Grace Johnson
San Diego Museum of Man
(619) 239-2001
7. David Bradstreet
Parks and Recreation Department
City of Carlsbad
(619) 438-5571
8. Craig Kahlen
Rick Engineering Co.
3088 Plo Pico Drive
Carlsbad 92038
(619) 729-4987
9. Ronald F. Paige
President, RSI
2500 East Nutwood Ave., Suite 210
Fullerton, CA. 92631
(714) 879-6373
VII-2
C. Preparers of the EIR
1. Cotton/Beland/Associates
1028 North Lake Avenue, Suite 207
Pasadena, CA 91104
(818)791-7682
Primary Responsibilities: Overall responsibility for EIR preparation,
content, and coordination.
Don Cotton
Paul Secord
Phil Hinshaw, Special Consultant
2. San Dieguito Engineering, Inc.
Jim Laret
3. Pacific Southwest Biological Services
Mitchell Beauchamp
VII-3
APPENDIX A
NOTICE OF PREPARATION/INITIAL STUDY
STATE OF CALIFORNIA GORGE D€UkMEJIAN, Gov.fno,
NATIVE AMERICAN HERITAGE COMMISSION
15 Capitol Mall, Room 288
ocromeno, California 95814
(916) 322-7791
November 9, 1984
Nfl'( 1'q
Michael Howes F:
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
RE: THE CITY OF CARLSBAD'S
NOP FOR STAGECOACH PARK
SCH # 84103012
Dear Mr. Howes
The Native American Heritage Commission appreciates the opportunity to express
its concerns and comments in the environmental review process. As you may know,
the Commission is mandated to preserve and protect places of special religious
or social significance to Native Americans pursuant to Section 5097 et seq of
the Public Resources Code.
Since this project is located in an area which is likely to yield previously
unrecorded sites, we strongly recommend that a Native American observer be
present during the grading phase of the development. If requested, the Comm-
ission will provide a list of those groups or individuals who have expressed
their interest and are of the appropriate heritage to the project area.
The Commission has the additional responsibility of assisting Native Americans
in cemetery and burial protection pursuant to Section 5097.94 (k) of the
Public Resources Code. We request that the County Coroner's Office be con-
tacted if human remains of Native American origin are encountered during the
project, pursuant to the procedures set forth in Section 7050.5 of the Health
and Safety Code. Should this occur, the Commission will assist in expediting
the preservation and protection of the remains.
If you have any questions or comments, please contact the Commission.
John D Smith
Excutive Assistant
/b. g.
flafl 00 CAUPORNIA-141$IPIIU AND TMN3O1TATI0N AGENCY GEORGE D(UKMEJIAN, Governor
DEPARTMENT OF TRANSPORTATION
DSTRCT 11, P.O. SOX $5405. SAN DIEGO $2135-5406
November 7, 1984
11-SD-005
R44.2
SCH #84103102
Mr. Michael Howes
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Dear Mr. Howes:
Notice of Preparation of a Draft EIR for
Stagecoach Park, CUP-265/EIR 84-5
Caltrans District 11 will probably not have a responsible agency
role in the preparation of this EIR.
Sincerely,
W. R. Dotson
District Director
•- ) 11 1 mes'. Cheshire, Chief
Environmental Planning Branch
JTC:MO:sW
- -
ATE OF CAUFCNA—OPI OF TH GOVNO 010WA OJM1JIAP4. rowspow
OFFICE OF PLANNING AND RESEARCH
7100 T4TH 5r V
IA 4T0 CA VUIA
(
DA: October 29, 1984 lyll
viewing Agencies
The City of Carlsbad's NOP for Str'ccoach Park
SCH #84103012
Attached for your comment is the City of Carlsbad's Notice of Preparation of a draft
Environmental Impact Report (EIR) for Stagecoach Park.
Responsible agencies uiist transmit their cems and coIrnts on the scope
and content of the EIR, focusing on specific infor mation related to tir
n statutory responsibility,, within 30 days of receipt of this notice. Wo
encourage ti*nting agencies to respond to this notice and ccpress their
concerns early in the environmental review process.
( Please direct your c"its to:
Michael Howes
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA. 92008
with a copy to the Office of Planning and Research. Please refer to the S
ner noted above in all correspondence concerning this project.
If you have any questions about the renew process, call Mark Boehme
at 916/445-0613.
Sincerely,
7z~~4 4:lg I
John B. Onian
Chief Deputy Director
Attac1ments
cc: Michael Howes
DEVELOPMENTAL
1200 ELM AVENUE
SERVICES CAPLUAD, CA 9200&ta%
LAND USE PLANNING OFFICE
4819 439.5691
Citp of Carløbab
NOTICE OF PREPARATION OF A
FOCUSED DRAFT ENVIRONMENTAL IMPACT
REPORT FOR STAGECOACH PARE
I. PROJECT DESCRIPTION
The subject property is 28 acres in size and located south of the
intersection of Rancho Santa Fe Road and La Costa Avenue as shown
on Exhibit A. This site has been identified as a community
park site by both the Carlsbad General Plan and La Costa Master
Plan.
The City of Carlsbad is requesting approval of a conditional use
permit for the design of the park site.
The proposed park will have multi-use play fields, tennis courts,
basketball courts, a community center, passive picnic areas,
restrooms and a parking area. Vehicular access will be from
Mission Estancia Road
A. Biology
The Environmental Impact Report will identify biological impacts
caused by the proposed use. This portion of the EIR will
discuss the effects of the alteration of an existing riparian
habitat by the construction of the proposed park. The EIR will
discuss mitigation measures to compensate for the loss of this
habitat.
B. Drainage
The Environmental Impact Report will identify potential impacts
on drainage caused by the grading of the site and the alteration
of the stream flow in the existing riparian area.
C. Archeology
Historical ruins are known to exist on this site. The
Environmental Impact Report will identify these sites and any
other historical, archeological or paleontalogical resources on
this site. The EIR will propose suitable mitigation measures
for all resources identified.
D. Land Use Compatibility
Potential impacts of the proposed use will be identified. The
EIR will address compatibility problems between the proposed use
and future residential uses to the adjacent properties.
E. Traffic
The Environmental Impact Report will identify traffic impacts
caused by the proposed use. This portion of the EZR will
examine the effects of traffic generated by the proposed use on
future residential areas adjacent to the park.
P. Soils
The Environmental Impact Report will address the suitability of
the existing soils for the level of development proposed.
-2-
DEVELOPMENTAL
SERVICES
LAND USE PLANNING OFFICE
C14' of Car1bab
PUBLIC IVICE OP PREPARATION
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92000-19%
(019) 438-5591
PtEASE TRIKENOTICE:
The Land use Planning Office of the City of Carlsbad intends to
prepare an Environmental Impact Report for the following project:
Project Description: Cbnditional Use Permit for the cnetruction of a
28 acre o*rvTlunity park.
Project address/Location: Approximately 1/4 of a mile south of the
intersection of Rancho Santa Fe Road and La Costa Avenue.
Anticipated significant impacts: Biology, Archaeology, Land Use
Cpatibility, Traffic, Hydrology, Soils.
We need to know your ideas tout the effect this project might have
on the environment and your suggestions for ways the project could be
revised to reduce or avoid any significant environmental damage.
Your ideas will help us decide what issues to analyze in the environ-
mental review of this project.
Your cons,ents on the environmental impact of the proposed project may
be submitted in writing to the Land Use Planning Office, 1200 Elm
Avenue, Carlsbad, CA 92008, no later than December 7, 1984 or
whatever date is established by the State Clearinghouse whidever is
later.
DATED: October 19, 1984
CASE ?C: CUP-265
VMIOLAEL J. I R,
APPLICANT: city of Carlsbad Land Use Planning Manager
PUBLISH DATE: October 27, 1984 ND 3
5/81
mail to: State C,rtg,*' iICO Tenth Street. Rx. 121, Sacn.snto. CA IV'916/445-042 S.. .t. . AS OF crr1Cis MO E OIJ(?M. XCI(NT Fa
t. Project title: StaaecoaCh Park
2. Laid A.,,,cy:_City of Carlsbad 3. Contact Pot :Michael Howes
3a.StAdIr,ss:j.00 Elm Avenue 36.City: Carlsbad
3c. c.iaty:_ Jan _Diagn 34. Zip: 92008 o. Piione: (19)438-5591
QtCYLO A _ Ia. C1ty/C 1ty:_Carlsbad
ib.(OptlsNIl) Assqlior'$ Parcel No. Ic.
For Rural,
S.. Croll Streets: Msrest Coin1ty:____________________________________
6. WIthin 2 miles of: a. State Hwy No. b. Airports C. Waterways______________________
7. 0OQIN1 T!°! 3. LOCAL ACTION TYPE 10. OrEPutjT TYPE
im 01 _Gineral Plan Jpdata 01. Nesld.ntlaI: Units Acres_____________
01 ..J$0P 02 _New Elrt 02 __fflce: 14.Ft.
02 _Early Cons 03_0e?a1 Plan AAwNt Acres ___ _________________
04 --.lSAstvr Plan 03 _ Shopp1ng/Cmrtal: S4.Ft._____________________
04 __Orsft 11* 05 Anut1oe
05 Sipp1i.nt/ CS _Specific Plea 04 ._jndustnlal: S.Ft.____________________________
SIbS**I.fIt LIR
(If so. prior 501 I 07 _Nodewelosnt Acra
_R.zons 0$ _Ser lID____________________
NEPA 03 Lard DIvisIoø OS No
Ug1y1sion. Parcel Map.
OS Notice of ntrt Tract Map, etc.) 07 .,.jrsaspsrtatl.a: Typ.___________________________
07 Envlr. Assessaint/ 10 Use Permit 0$ 5Slnsrsl Lssction: Mineral____________________
FOHSI
11 Preserve Aq Pr.s,o 03 __jer Gserat1on: WattIe_______________________
OS Draft EIS - .. 1.2 Other__________________
2I& t0Other:Cnmiiunity Park IL
03 !nf'rvstlon Only 28 3. TOTAL ARES -
10 _Final Oocs.ew*
11 Other________
11. PROJECT ISSUES DISCUSSED IN 00?.5110
01 A Aesthet1 c/Y I sua 1 OS oloqic/Se1Ic
02 _Agricultural Land 03 _Joes/Houslng Balance
03 _Air Quality 10 _MIIeea1S
04 _Archaeological/Historical 11 _X._..1401$I
05 _Coast.1 1.2 _Public Sarytces
04 _Five Hazard
53 ScNools
07 X Flow inq1r1inags 14 _Septic Systems
IS _S.wer Capacity 22 _Water Supply
1.6 ...$o$l Erosion Z3___W.tlard/*tMrIIf'
17 _,SolId Waste 24 X wildlife ,
is _Tozlc/Hazardous 2$ _Growth Lnducth3
19 XTraffic/Clrcvlatlon 26 X !ncomp.tbl* Lan4t*U
20 _,_V.ç.tat1on 21 X Ca1at1s Effects
21 Water Quality 2$ _0tJer
12. F001.16(apgr*.) Federal $ Stats S Total S___________________________________
13. PRESEJIT 1.00 USE &N0 ZOMI%:
Zoning - P-C Planned Community
Land Use — Vacant
14. PROJECT E!C!7T04:
Conditional use permit for the construction of a 28 acre community
park. The site has been identified as a community park site by the
Carlsbad General Plan and La Costa Master Plan.
5. SLGM1JII CF 1.5*0 AGMY *EP*LSTAT1YE:__
"v
'• " -.'---- - i.rIffeattan neri 'or all nra prej.cti. If i%CN m~ *Oct ezisti fire ?t3leCt
LOCATION MAP
EXHIBIT 1
EIR 84-5
STAGE COACH PARK
CUP-265
N
00
•.
kp
DEVELOPMENTAL
SERVICES
LAND USE PLANNING OFFICE
1200 ELM AVENUE
CARLSBAD, CA 92008-1989
(619) 438-5591
Q1Cttp at Cartbab
October 18, 1984
SUBJECT: REQUEST FOR THE PREPARATION OF AN ENVIRONMENTAL
IMPACT REPORT - EIR 84-5 FOR STAGECOACH PARK
PROJECT DESCRIPTION
The subject property is 28 acres in size and located
approximately one-quarter of a mile south of the intersection of
La Costa Avenue and Rancho Santa Fe Road as shown on Exhibit "A".
The site is vacant and covered with native vegetation at the
present time. A riparian habitat exists along the northern
boundary of the site. Historical adobe ruins exist in the
central portion 'of the site. The design of the proposed
community park will attempt to preserve these ruins. Other
historical or archeological sites may exist on this property.
The site has been designated for development as a park site by
both the Carlsbad General Plan and the La Costa Master Plan.
The site plan of the proposed community park is shown on Exhibit
"B ".
MAJOR ISSUES
Biology
Drainage
Archeology
Land Use Compatibility
Traffic
Soils
I
00
•.
EIR 84-5
Background
Carlsbad is a rapidly growing city with a population of 40,000.
It is located on the northern coast of San Diego County, thirty
miles north of downtown San Diego. It is bordered on the north
by the City of Oceanside and by Vista and San Marcos to the
east. The area's projected population for 1995 is 93,325.
Carlsbad has a well balanced combination of industrial,
commercial and residential development, including a large
regional shopping center, an auto-retail center with seven
dealerships, a large industrial area and a regional airport.
The city contains three lagoons, extensive agricultural areas
and large tracts of undeveloped land. About 30 percent of the
land area is presently developed. The total area is
approximately thirty-seven square miles with about seven square
miles of county islands. These islands are within the city's
sphere of influence and will be annexed at the time of
development.
Available information
Information pertinent to the scope of services will be made
available to the consultant.
Scope of Service
The consultant shall prepare an Environmental Impact Report
which is acceptable to the City and is pursuant to all
applicable state laws and which conforms to the California
Environmental Quality Act and the State E.I.R. Guidelines. The
consultant shall be responsible for the information contained in
the final draft.
In preparing a proposal, the consultant should address and agree
to the following:
1) To provide a document which will be consistent with the
Carlsbad Environmental Protection Ordinance within four to
six weeks from entering into an agreement with the City.
2) To identify, discuss and mitigate (if feasible) any impacts
which may be associated with the long term development of
the site.
3) To provide fifty copies of the draft EIR (including one
reproducible copy) in three-ring loose-leaf binders.
4) To respond to comments made during the draft EIR review
period.
5) To attend two to four public hearings and make
presentations as may be necessary as determined by City
staff.
-2-
I
00
•.
EIR 84-5
personnel, Qualifications and References
Please submit, with your proposal, a list of the persons
actually carrying out the project along with the percentage of
the completed project that each person will contribute.
Authorization
The proposal and bid shall be signed by an official authorized
to bind the proposer for a minimum of sixty days and shall
contain a statement that all work will be performed at a "not-to-
exceed" contract price, which will become fixed upon completion
of contract negotiations.
Evaluation Criteria
Criteria for proposal acceptance: Primary regard will be given
to the technical competence and creative ability of the
consultant as demonstrated in the proposal. The city reserves
the right to reject any or all proposals if they are
inappropriate or inadequate.
Evaluation shall be based on staff analysis of the proposals
submitted. The evaluation shall consider the experience of the
firm and its staff, proposal study program, proposed completion
schedule, availability to work with City staff and other
information which may be considered significant. Final
consultant selection will be made by the City Council.
Interviews may be required.
Contract Date
It is anticipated that a selection will be made and a contract
prepared within three weeks following receipt of proposals.
This request for proposals does not commit the City to award a
contract, to any costs incurred in the preparation of the
proposal to this request, or to procure a contract for services
or supplies. The City reserves the right to accept or reject
any or all proposals received as a result of this request, to
negotiate with any qualified source, or to cancel in part, or in
its entirety, this request for proposals if it is in the best
interest of the City to do so.
-3-
EIR 84-5
'I
•.
Should your firm wish to submit a proposal, please indicate your
intention to do so in written form. Final proposals are
due on November 8, 1984. If you have any questions or require
additional information, plase contact Mike Howes at 438-5591.
CITY OF CARLSBAD
OLZ ILLER
Land Use Planning Manager
MJH:MH:ad
Attachments
-4-
FEE: $175.00
RECEIPT NO:
I)WI1OIIN?AL IMPACT ASSESSMENT FORM Part I
(To Be Completed by APPLICANT)
CASE NO:
DATE:
Applicant: CITY OF CARLSBAD PARKS AND RECREATION DEPARTMENT
Address of Applicant: 1200 ELM Avenue
Carlsbad, CA 92008
Phone Number: (_619 ) 438-5571
Name, address and phone number of person to be contacted (if other than
Applicant): David Bradstreet, 438-5571
GENERAL INFORMATION:
Description of Project: Stagecoach Community Park development project will require
it, fill, landscaping and building construction.
Project Location/Address: Mission (Estancia) Road, SE Quadrant of City
Assessor Parcel Number: 223 - 060 - 024 & 08
Zone of Subject Property: PC
Proposed Use of Site: active and passive community park with lighted multi-use
balifields, picnic areas, tot lot and hard court outdoor recreational activity areas
List all other applicable applications related to this project:
conditional use permit, fish and game permit, Army Corps of Engineers permit, hydrology
and historical
Environmental Impact Assessments for qradinq permits must be accompanied
with a qradina plan and qradinq profile.
2. Describe the activity area, including distiguiehing natural and man-
made characteristics also provide precis, slope analysts when
appropriate.
The project will require major cut and fill that will create slopes along the bound-
aries of the park. There will be lighted bailfields, parking lots, tennis courts,
restrooms and buildings incorporated in the project. A riparian area bordering the
north boundaries will be relocated.
3. Describe energy conservation measures incorporated into the design
and/or operation of the project.
NA
4. If residential, include the number of units, sch.dule of unit sizes,
range of sale prices or rents, and typ* of household size expected.
NA
5. If commercial, indicate the type, whether neighborhood, city or
regionally oriented, square footage of sales area, and loading
facilities.
NA
6. If industrial, indicate type, estimated employment per shift, and
loading facilities.
NA
7. If institutional, indicate the major function, estimated employment per
shift, estimated occupancy, loading facilities, and community benefits
to be derived from the project.
NA
I. ENVIRONMENTAL IMPACT ANALYSIS
Answer the following questions by placing a check in the appropriate
space. (Discuss all items checked yes'. Attach additional sheets as
necessary.)
YES NO
1) Could the project significantly change present
land uses in the vicinity of the activity? X
2) Could the activity affect the use of a recreational
area, or area of important aesthetic value? X
3) Could the activity affect the functioning of an
established community or neighborhood? X
4) Could the activity result in the displacement of
community residents? X
5) Could the activity Increase the number of low and
modest cost housing units in the city? X
6) Could the activity decrease the number of low and
modest cost housing units in the city? X.
7) Are any of the natural or man-made features in the
activity area unique, that is, not found in other X
parts of the county, state or nation?
8) Could the activity significantly affect an
historical or archaeological site or its settings?
9) Could the activity significantly affect the
potential use, extraction, or conservation of a
scarce natural resource? X
tO) Does the activity significantly affect the
potential use, extraction, or conservation of a
scarce natural resource?
11) Could the activity significantly affect fish,
wildlife or plant life?
12) Are there any rare or endangered plant species
in the activity.area?
13) Could the activity change existing featureg of
any of the city's lagoons, bays, or tidelands?
14) Could the activity change existing features of
any of the city's beaches?
Could the activity result in the erosion or
elimination of agricultural lands?
16) Could the activity serve to encourage development
of presently undeveloped areas or intensify develop-
sent of already developed areas?
YES NO
' Will the activity require a variance from
established environmental standards (air, water,
noise, etc.)?
18) Will the activity require certification, authoriza-
tion or isluance of a permit by any local, state or
federal environmentalcontrol agency?
19) Will the activity require issuance of a variance
or conditional Use permit by the City?
20) Will the activity involve the application, use, or
disposal of potentially hazardous materials?
21) Will the activity involve construction of
facilities in a flood plain?
22) Will the activity involve construction of
facilities in the area of an active fault?
23) Will the activity involve construction of
facilities on a slop, of 25 percent or greater? Y
.•:. -
24) Could the activity result in the generation of
significant amounts of noise?
Could the activity result in the generation of
significant amounts of dust?
26) Will the activity involve the burning of brush,
- trees, or other materials?
27) Could the activity result in a significant change
in the quality of any portion of the region's air
or water resources? (Should note surface, ground
water, off-shore.) X
28) Will the project substantially increase fuel
consumption (electricity, oil, natural gas, etc.)? X
29) Will there be a significant change to existing
land form?
(a) Indicate estimated grading to be done in
cubic yards: an flfl( "t4J4 ()f11 (b) Percentage of alteration to the present
land form: ___
(c) Maximum height o cut or fill slopes:
In
3fl) Will the activity result in substantial increases
in the use of utilities, severs, drains or streets? X
31) Is the activity carried out as part of a larger
project or series of projects?
.1.4
Signature
II. STATEMENT OF NON—SIGNIFICANT ENVIRONMENTAL EFFECTS
If you have answered yes to one or more of the questions in Section
Ibut you think the activity will have no significant environmental
effects, inaicats your reason. D.Lvw;
This project is part of the Parks and Recreation Element of the General
Plan for community park development. The plan as submitted relocates an
existing riparian area consisting of bull rushes, cattails, willows and
eucalyptus trees to the -northern border of the park. The new channel will be
constructed as to engineering specifications and replanted to re-establish
the riparian area.
The existing drain channel would be a safety and health hazard to the planned
use of the park. This existing waterway will be required to accomodate a
high volume of water during inclement weather and from upstream housing
development, thus creating oncompatible uses.
The necessity to develop and landscape the park to meet the need of the community
outweighs the leaving of the riparian area in its original location.
III. COMMENTS OR ELABORATIONS TO ANY OF THE QUESTIONS IN SECTION I
(If additional space is needed for answering any questions, attach
additional sheets as needed.)
Date Signed
/4/4,
S .
.5..
• VIRO.IENAL IMPACT ASSESSMDT FORM - Part II
(To fle Completed By The
• PLANNING DEPARTMENT)
CASE NO.EIR 84-5
DATE:
I. BACKGROUND
1. APPLICAWT:City of Carlsbad
2. ADDRESS AND PHONE N2ER OF APPLICAWT:___________________________
1200 Elm Avenue
Carlsbad, CA 92008
3. DATE CHECKLIST SUBMITTED:____________________________________
II. ENVIRONMEAL IMPACTS
(EXPLkNATIONS OF ALL AFFIRMATIVE ANSWERS ARE TO BE WRITTEN UNDER
Section III - DISCUSSION OF VIRO'FAL EVALUATION)
Yes Maybe No
1. Earth Will the proposal have signi-
ficant results in:
a. Unstable earth conditions or in
changes in geologic substructures?
b. Disruptions, displacements, com-
paction or overcovering of the soil?
c. Change in topography or ground
surface relief features?
d. The destruction, covering or
modification of any unique geologic
or physical features?
e. Any increase in wind or water
erosion of soils, either on or off
the site?
f. Changes in deposition or ero-
sion of beach sands, or changes
in siltation, deposition or erosion
which may modify the channel of a
river or stream or the bed of the
ocean or any hay, inlet or lake?
x
x
x
x
x
x
•
. ?D2
Yes Maybe No
I
2. Air: Will the proposal have signi-
u1ts in:
a. Air emissions or deterioration
of ambient air quality?
b. The creation of objectionable
odors?
c. Alteration of air movement,
mositure or temperature, or any
change in climate, either locally
or regionally?
3. Water: Will the proposal have sigi-
ficant results in:
a. Changes in currents, or the
course or direction of water move-
ments, in either marine or fresh
waters?
b. Changes in absorption rates,.
drainage patterns, or the rate and
amount of surface water runoff?
c. Alterations to the .course or
flow of flood waters?
d. Change in the amount of sur-
face water in any water body?
e. Discharge into surface waters,
or in any alteration of surface
water quality, including but not
limited to temperature, dissolved
oxygen or turbidity?
f. Alteration of the direction
or rate of flow of ground waters?
g. Change in the quantity of
ground waters, either through
direct additions or withdrawals,
or through interception of an
aquifer by cuts or excavations?
h. Reduction in the amount of
water otherwise available for
public water supplies?
X
x
X
X
-2-
S
• Yes Maybe No
4. Plant Life. Will the Prop6sal have signi-
ficant results in:
a. Change in the diversity of
species, or numbers of any species
of plants (including trees, shrubs,
grass, crops, microflora and
aquatic plants)?
b. Reduction of the numbers of
any unique, rare or endangered
species of plants?
c. Introduction of new species
of plants into an area, or in a
barrier to the normal replenish-
ment of existing species?
d. Reduction in acreage of any
agricultural crop? x
S. Animal Life. Will the proposal have signi-
ficant results in:
a. Changes in the diversity of
species, or numbers of any species
of animals (birds, land animals
including reptiles, fish and shell-
fish, benthic organisms, insects or
inicrofauna)? X
b Reduction of the numbers of
any unique, rare or endangered
species of animals? X
c. Introduction of new species
of animals into an area, or result
in a barrier to the migration or
movement of animals? X
d. Deterioration to existing
fish or wildlife habitat? • X
6. Noise. Will the proposal signi-
ficantly increase existing noise
levels? • X
7. Light and Glare. Will the pro-
posal significantly produce new
light or glare?
S. Land Use. Will the proposal have
significant results in the alterition
of thc prescnt or planned land use of
an area?
• .3-
Yes Maybe No.
.
9. Natural Resources. Will the pro-
sal have significant results in:
a. Increase in the rate of use
of any natural resources?
b. Depletion of any nonrenewable
natural resource?
10. Risk of Upset. Does the proposal
involve a significant risk of an
explosion or the release of haz-
ardous substances (indluding, but
not limited to, oil, pesticides,
chemicals or radiation) in the
event of an accident or upset
conditions?
11. Population. Will the proposal
significantly alter the location,
distribution, density, or growth
rate of the human population of
an area?
12.. Housing. Will the proposal signi-
ficantly affect existing housing,
or create a demand for additional
housing?
13. Transportation/Circulation. Will
the proposal have significant re-
sults in:
a. Generation of additional
vehicular movement?
b Effects on existing parking
facilities, or demand for new
parking?
c Impact upon existing. trans-
portation systems?
d. Alterations to present
patterns of circulation or move-
ment of people and/or goods?
e. Alterations to waterborne,
rail or air traffic?
f. Increase in traffic hazards
to motor vehicles, bicyclists or
pedestrians?
x
x
X
X
X
___
x
-4-
May be
14. Public Services. Will the pro-
posal have a significant effect
upon, or have significant results
in the need for new or altered
governmental services in any of
the following areas:
a. Fire protection?
b. Police protection?
c Schools?
d. Parks or other recreational
facilities?
e. Mainterance of public facili-
ties, including roads?
2. Other governmental services?
15. Energy. Will the proposal have
significant results in:
a. Use of substantial amounts of
fuel or energy?
b. Demand upon existing sources
of energy, or require the develop-
ment of new sources of energy?
16. Utilities Will the proposal have
iignificant results in the need for
new systems, or alterations to the
following utilities:
a. Power or natural gas?
b.. Communications systems?
c. Water?
d. Sewer or septic tanks?
c. Storm water drainage?
f. Solid waste and disposal?
17 than health. Will the proposal
have siTTcant results in the
creation of any health haird or
potential health hazard (excluding
mental health)?
x
x
x
x
x
X
X
X
X
x
x
x
X
-5-
Yes Mybe No
18. Aesthetics. Will the proposal have -
siificant results in the obstruc-.
on ti of any scenic vista or View
open to the public, or will the pro-
'posal result in the creation of an
aesthetically offensive site open
to public view?
19. Recreat:on. Will the proposal have
significant results in the impact
upon the quality or quantity of
existing recreational opportunities? X
20. Archeoloica1/Historica1. Will the
proposal have significant results
in the alteration of a significant
archeological or historical site,
structure, object or building?
21. ANALYZF VTABLF ALTEPNATIVES TO THE PROPOSE!) PR(UFCT SUCH AS:
a) PHASED DE\EWPMNT OF THE PROJECT; b) AL!TiNATh SITE
DESIGNS; c) ALTERNATE SCALE OF DE'.tLOPMrKF; d) ALTER\TE
USrS FOR THE SITE; e) DEVELOIILNT AT SG.T FW1JRt3 TIME RAWER
TItAN NOW; f) ALTERNATE SITES FOR THE PROPOSED USE; g) NO
PROJECF ALTERNATIVE.
Alternatives to the proposed project will be discussed
in the Environmental Impact Report.
-6-
Yes Maybe No
22. MANDATORY FINDINGS OFSIGNIFICANCE.
a) DOES WE PROJECT HAVE WE POT
FIAL TO DEGRADE flE QUALITY OF
WE EWIRM07, OR CURTAIL WE
DIVERSITY IN WE EWIRONF?
b) DOES WE PROJECT HAVE WE POTIN-
TIAL TO ACHIEVE SHJflT-TEP11, TO
WE DISADVANTAGE OF LONG-TERM,
EJWIRONSENTAL GOALS? (A SHORT-
TERM IMPACT ON WE NIRONT
IS ONE WHICHOCCURS INARE-
LATIVELY BRIEF, DEFINITIVE
PERIOD OF TIME WHILE LONG-TERM
IMPACTS WILL ENDURE WELL INTO
WE FE.)
c) DOES WE PROJECT HAVE IMPACTS
WHICH ARE INDIVIDUALLY LIMITED,
BIJI O.MJLATIVELY CONSIDERABLE?
(A PROJECT MAY IMPACT ON ThO
OR 1DRE SEPARATE RESOURCES
WHERE WE IMPACT ON EACH RE-
SOURCE IS RELATIVELY SMALL,
BUT WHERE WE EFFECT OF THE
'JUFAL OF 11DSE IMPACTS ON WE
ENVIRONMENT IS SIGNIFICANT.)
d) DOES WE PROJECT HAVEVIRON-
J'TAL EFFECTS WHICH WILL
CAUSE SUBSTANTIAL ADVERSE
EFFECTS ON 11U?4A1N BEINGS,
EIThER DIRECTLY OR INDIRECTLY?
x
x
x
III. DISCUSSION OF VIRO.\NTAL EVALUTION
The City is requesting a conditional use permit for the constructi
of a 28-acre community park in the southeastern portion of the
city. Construction of the proposed park would require apprixi-
mately 220,000 cubic yards of cut and 190,000 cubic yards of
fill. The design of the proposed park would also impact .an exist
riparian habitat. Due to the number of potential impactsinvolvec
with this project staff believes that a focused Environmental Imp
Report should be prepared. This EIR should discuss biology,
archeology, land use compatibility, traffic,, soils, and drainage.
.7-
IV. DETERMINATION. (TO BE CC1'ffLETED BY 11 PLANNING DEPAR1iv!r)
On the basis of this initial evaluation:
- I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECJARATICt1 will
be prepared.
I find that although the proposed project could have a
significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures described on an attached sheet have been added
to the project. A conditional negative declaration will
will be prepared.
._. I find the proposed project MAY have a significant effeci
on the environment, and an EVIROMTAL IMPACT REPORT
is required.
Date: / k / - 4244"
Signature Michael Howes
V. MITIGATING ?AStJRES (IF APPLICABLE)
-9-
STATE OF CALIFORNIA—IUSINESS AND TRANSPORTATION AGENCY GEORGE DEI.JKMEJIAN, Govqrnor
DEPARTMENT OF TRANSPORTATION
DISTRICT 11, P.O. BOX 85406,SAN DIEGO 92138-5406
November 7, 1984
11-SD-005
R44 .2
SCH #84103102
Mr. Michael Howes
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Dear Mr. Howes:
Notice of Preparation of a Draft EIR for
Stagecoach Park, CUP-265/EIR 84-5
Caltrans District 11 will probably not have a responsible agency
role in the preparation of this EIR.
Sincerely,
W. R. Dotson
District Director
By
/ g/ •j / I-
J'ames . Cheshire, Chief
Environmental Planning Branch
JTC: MO: sw
APPENDIX B
CARLSBAD HISTORICAL SOCIETY LETTER
the Carlsbad
'ffistoiical Society'
Post Office Box 252 Carlsbad Ca. 92006
JAN 25 1985
COTTOt4/BEL*.NO
January 23, 1985
Paul Secord
1028 N. Lake Ave. (Suite 207)
Pasadena, CA 91104
Dear Mr. Secord:
Sorry to take so long to get back to you, but I felt the Stagecoach
Park/Ybarra Ranch matter should be discussed formally with the
Carlsbad Historical Society board and membership. This was done
at our meeting of January 22.
Although the Carlsbad Historical Society has no authority to
approve or to veto city projects, the city does take our recommendations
seriously and has required developers to change their plans to
accommodate our suggestions.
From the information we have gathered on the site we have made a
number of observations:
1. The plans under consideration seem to be dominated by active
playing fields, with some passive areas and a small designated
historic site.
2. Cn viewing the site, we found the first area acproached to be
the flatest, apparently a flood plain. On the plans it was
designated a "passive area" and was generally unaltered.
The plans also indicated that an important Eucalyptus tree
and a prominent knoll were proposed to be destroyed in order
to create flat Daying fields.
3. We also found interesting old adobe ruins, part of the Ybarra
Rancho, which date back to the 1840's. These ruins overlook
a meandering stream and recall memories of an earlier time when
the site may have been a stop on the stagecoach route, atop
which relied on the all-year stream for its water. Scattered
remnants of barns and corrals and the hundred year-old tree
reinforce the history of the site. Willows and the stream bed
probably remain much as they did when the site was occupied.
Behind the ruins a knoll rises, over which the stages may have
arrived from the north.
In our discussion of this matter, we could not help but consider
the historical versus the recreational value of the site.
2.
Maximizing either clearly compromises the other. The plan now
seems to maximize active playing fields, at great expense and
at great cost to the historical resources on the site. Of most
historical importance is the relationship between the adobe ruins
and the waterway, for this is probably why the building was located
here.
It is our strong recommendation that the ruins, the slope down to
the creek (including the large Eucalyptus) and the existing
watercourse should all be preserved as a historic/passive
recreational environment. The flood plain and the upland knoll
back to the proposed road could both be developed into active
playing fields, parking lots, and recreational buildings without
destroying the imprrtant historic elements. The Carlsbad Hist±cal
Society would like to go on record as recommending the acquisition
of the remaining pieces of the site and development of the park
take place with these design objectives in mind.
With all good wishes.
Sincerely yours,
k ey Armour
President
Carlsbad Historical Society
APPENDIX C
RESPONSES TO COMMENTS
RESPONSE TO COMMENTS
1. Department of California, Department of Fish and Came dated April 8, 1985
The Park Master Plan is now being redesigned to allow retention of the
streambed and to include siltation control measures. The City's landscape
architect has been instructed to incorporate the existing riparian area
into the Master Plan for the park as well as maintain the area devoted to
playing fields to the extent possible to provide the active recreation
area much needed by the little league, soccer league, and other groups
within the City.
The City Parks Department is in communication with Department
representatives and has scheduled site visits to discuss recommendations
of the Department and establish an understanding of modifications to be
made to the project.
2. San Dieguito Union High School District dated April 1, 1985
Comment noted.
3. Carlsbad Historical Society (undated)
The retention of the relationship between the stage-stop and the stream
will remain under the modified plan presently being completed by the City
Parks Department. (See response to Fish and Game comments above.) This
modified plan preserves the stage-stop and the large Eucalyptus trees
contained on the site.
C-i
STATE OF CALIFORNIA—OFFICE Of THE GOVERNOR GEORGE DEUKMEJIAN, Governor
OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO, CA 95814
April 17, 1935
185
Michael Howes
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA. 92008
Subject: Stagecoach Park, SCH # 84103102
Ear Mr. Howes:
The State Clearinghouse submitted the above named draft Environmental Impact
Repoi't (Em) to selected state agencies for review. The review period is
closed and the comments of the individual agency(ies) is(are) enclosed.
Also, on the enclosed Notice of Completion, the Clearinghouse has checked
which agencies have conmiented. Please review the Notice of Completion to
ensure that your comment package is complete. If the package is not in
order, please notify the State Clearinghouse immediately. Your eight digit
State Clearinghouse number should be used so that we may reply promptly.
Please note that recent legislation requires that a responsible agency or
other public agency shall only make substantive comments on a project which
are within the area of the agency's expertise or which relate to activities
which that agency must carry out or approve. (AB 2583, Oh. 1514, Stats.
19814.)
These comments are forwarded for your use in preparing your final EIR. If
you need more information or clarification, we suggest you contact the
commenting agency at your earliest convenience.
Please contact Mark Boehme at 916/4145-0613 If you have any questions
regarding the environmental review process.
Sincerely,
'—•'::,
John B. Obanlan
Chief Deputy Direct
Office of Planning and Research
cc: Resources Agency
Enclosures
a of Ceiifirnir, The resources /y
r a n ci urn I
To 1. Projects Coordinator
Date : April 8, 1985
Resources Agency
2. City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
tp..rtment of Fish and Game
SCH 84:03102 - Draft EIR: Stagecoach Park, City of Carlsbad, San
Diego County
We have reviewed the Draft EIR for Stagecoach Park, a planned
.ctive and passive recreational park on 28-acres in the souhest
portion of the LaCosta Community within the City of Carlsbad.
have the following comments:
we recommend that alternative C-I (Page V-2) be implemented in
order to provide retention of existing wildlife values.
!:ith this alternative, the prcject would be redesigned to allow
retention of the streambed as it now exists and inclusion of a 150
foot buffer zone along each side of the stream. Also, siltation
control features should be designed to prevent erosion and
siltation downstream from the site.
The project sponsor should be advised that diversion of the
natural flow or changes in the channel, bed, or banks of any
river, stream, or lake will require notification to the Department
of Fish and Game as called for in the Fish and Game Code. This
notification (with fee) and the subsequent agreement must be
completed prior to initiating any such changes. Notification
should be made after the project is approved by the lead cenoy.
If there are any questions, please contact Fred A. Worthley Jr.,
Fegional Manager of Region 5, at 245 West Broadway, Suite 350,
Long peach, CA 90802-4467; or (213) 590-5113.
.: Jack C. Parnell
Director
PR 12
St
2 San
625 North Vulcan Avenue.
Leucadla1 California 92024 DleguitO 619/753-6491
A Union High School District
April 1, 1985 fr Cr
/çC, \
City of Carlsbad 'V
Planning Department
1200 Elm Avenue
Carlsbad, CA 92008
Attention: Michael Howes
SUBJECT: Draft Environmental Impact Report
Sch #84103012, March 1985 - Stagecoach Park
The La Costa Master Plan calls for a high school site southerly of the
proposed Stagecoach Park.
Inasmuch as the school site and the park are separated by a major road-
way, it is imperative that a safe walking access be provided for in the
final plans.
Sincerely,
SAN DIEGUITO UNION HIGH SCHOOL DISTRICT
RPodn illips, Ed. ey,'E.1 91 ID .
Coordinator of Special Projects
REP/ejm
c: Mr. William A. Berrier, Superintendent
San Dieguito Union High School District
4-414e ,44c?-/
3
FIELD REPORT
Project Name: of Carlsbad
Date;
Time:
Site: Carlsbad Parks and Recreation Office, then to
Stagecoach Park
Present: Marje Howard-Jones, Kip NcBane
Background: Because of our interest in Carlsbad matters historical, Narje
and I were invited to view the proposed plans for Stagecoach Park, and
to visit the site with staff from the Carlsbad Parks and Recreation
Department.
Observations: We viewed plans dominated by active playing fields, with
some passive areas and a small designated historic site. We visited the
site. The site was quite surprising after viewing the plans. The first
area approached was the fla,,sçnd generally least interesting.
Apparently a flood plain,,it Jas designated as a "passive area", and
generally unaltered. On the other hand, a charming riparian envircunent,
an important large Eucalyptus tree and a prominent knoll were?2e
destroyed in order to create flat playing fields. Interesting adobe
ruins which overlook the meander iiig stream hearken back memories of
earlier times when the ruins were a stagecoach stop which. relied on the
all-year stream for its water. Scattered remnants of barns and corrals,
and the hundred year-old tree reinforce the history of the site. Willows
and the stream bed must remain much. as they did when the site was occupied.
Behind the ruins, a knoll rises, over which the stages probably arrived
from the north. We were asked whether we thought the historicity of the
site would be altered if the ruins were relocated.
Comments.: One cannot help but want to consider the historical versus
recreational value of this site. Maximizing either clearly compromises
the other. The plan as now layed-out attempts to maximize active playing
fields, at great monetary expense, and great cost to the historical
resources on the site. Of most historical importance is probably the
relationship between the stage-stop (ruins) and the waterway, fd'r, this is
surely why the building was located here. The ruins, the slope down to
the creek (including the large Eucalyptus) and the existing watercourse
should be preserved as an historic/passive recreational environment. The
flood plain, and the upland knoll back to the proposed road could both be
developed into active playing fields, parking lots and recreational buildings
without destroying the important historic elements. We recommend acquisition
of the remaining pieces of the site and development of the park take place
with these design parameters in mind.
Submitted by: Kip NcBane
8 photos attached