Appendix A-1 Notice of Preparation and Responses

A-1 Notice of Preparation / Public Comments Received This page intentionally left blank City of Encinitas Notice of Preparation of a Draft Environmental Impact Report Project: Belmont Village Encinitas-by-the-Sea; Location: 3111 Manchester Avenue, Encinitas, California; Project Applicant: Greystar, Inc.; Project Case Number: 17-273 TMDB/MUP/DR/CDP Acting as a lead agency for the California Environmental Quality Act (CEQA), the Planning Division of the City of Encinitas is issuing this Notice of Preparation for the proposed Belmont Village Encinitasby-the-Sea project, located at 3111 Manchester Avenue, in the Cardiff-by-the-Sea community of Encinitas A Draft Environmental Impact Report (EIR) will be prepared to evaluate the potential environmental effects of the proposed project The EIR will identify any potentially significant impacts, propose feasible mitigation measures to reduce or eliminate potentially significant environmental impacts, and discuss feasible alternatives to the project that may accomplish basic project objectives while lessening or eliminating any of the project’s significant impacts It is anticipated that the EIR will focus on the following environmental issue areas: aesthetics, agricultural and forestry resources, biological resources, cultural and paleontological resources, geology and soils, greenhouse gas emissions, hydrology and water quality, transportation, and tribal cultural resources Other required sections of CEQA will also be addressed including cumulative impacts, growth inducement and project alternatives For purposes of this notice, the City of Encinitas is soliciting the views of public agencies and other interested parties regarding the scope and content of the Draft EIR for the project Please send your comments no later than November 4, 2019 to Scott Vurbeff, Environmental Project Manager, Encinitas Planning Division, 505 S Vulcan Avenue, Encinitas, CA 92024, or via e-mail to svurbeff@encinitasca.gov Additional information about the proposed project may be obtained on the city’s website at: http://encinitasca.gov/I-Want-To/Public-Notices/Development-Services-PublicNotices under “Environmental Notices” Project Location: The approximately 19.027-acre project site is located at 3111 Manchester Ave., in the Cardiff-by-the-Sea community of Encinitas, San Diego County, California (Figure 1) The County Assessor’s Parcel Numbers (APNs) associated with the project are: 261‐210‐01 and ‐12 Project Description: The project proposes to subdivide a 19.027-acre parcel into lots to accommodate the development of a senior care facility and affordable housing units Two additional open space lots (5.049 acres and 0.211 acres) and a 1.24-acre private street lot would be provided The two-story senior care building would be 216,000 square feet (SF) in size and would provide 200 senior care units along with 60,000 SF of common area The residential lots would be developed with 16 housing units in two-story structures Of these 16 units, 15 would be designated as affordable housing A total of 183 parking spaces would be provided for both uses Primary access to the site would be provide from a new Caltrans spine road off Manchester Ave Emergency access would be provided from Manchester Ave via a secondary access at the southeast corner of the site The project requires approval of a Tentative Map Density Bonus, Planned Residential Development Permit, Major Use Permit, Design Review and Coastal Development Permit by the City of Encinitas Development Services Department In Reply Refer to: FWS/CDFW-20B0020-20CPA0022 Mr Scott Vurbeff Environmental Project Manager Encinitas Planning Division 505 South Vulcan Avenue Encinitas, CA 92024 svurbeff@encinitasca.gov Subject: November 1, 2019 Sent by Email Comments on the Notice of Preparation of an Environmental Impact Report for the Belmont Village Encinitas-by-the-Sea Project Dear Mr Vurbeff: The U.S Fish and Wildlife Service (Service) and the California Department of Fish and Wildlife (Department), hereafter collectively referred to as the Wildlife Agencies, have reviewed the above-referenced Notice of Preparation (NOP) dated October 3, 2019 The Wildlife Agencies have identified potential effects of this project on wildlife and sensitive habitats The project details provided herein are based on the information provided in the NOP and associated documents The comments and recommendations provided are based on our knowledge of sensitive and declining vegetation communities in the County of San Diego and our participation in regional conservation planning efforts The primary concern and mandate of the Service is the protection of public fish and wildlife resources and their habitats The Service has legal responsibility for the welfare of migratory birds, anadromous fish, and endangered animals and plants occurring in the United States The Service is also responsible for administering the Federal Endangered Species Act (Act) of 1973, as amended (16 U.S.C 1531 et seq.), including habitat conservation plans (HCP) developed under section 10(a)(1)(B) of the Act The Department is a Trustee Agency and a Responsible Agency pursuant to the California Environmental Quality Act (CEQA; §§ 15386 and 15381, respectively) and is responsible for ensuring appropriate conservation of the state’s biological resources, including rare, threatened, and endangered plant and animal species, pursuant to the California Endangered Species Act (CESA; Fish and Game Code § 2050 et seq.) and Fish and Game Code section 1600 et seq The Department also administers the Natural Community Conservation Planning (NCCP) program, a California regional habitat conservation planning program Although the City of Encinitas (City) prepared a draft Multiple Habitat Conservation Program Subarea Plan (SAP) it is no longer participating in the NCCP/HCP program Mr Scott Vurbeff (FWS/CDFW-20B0020-20CPA0022) The project proposes to subdivide a 19.027-acre parcel into lots to accommodate the development of a senior care facility and 16 residential units and associated parking Two additional open space lots (5.049 acres and 0.211 acre) and a 1.24-acre private street lot would be provided Primary access to the site would be provided from a new Caltrans spine road off Manchester Avenue Emergency access would be provided from Manchester Avenue via a secondary access road at the southeast corner of the site The project site includes 1.81 acres of high-quality Diegan coastal sage scrub (CSS) located on the northern portion of the site on and adjacent to coastal bluffs and habitat designated as hardline conservation area under the draft SAP Freshwater marsh, totaling 0.13 acres, occurs within the northernmost parcel located on the south side of Manchester Avenue and is within the San Elijo Lagoon An unvegetated ephemeral channel in the form of a managed and maintained soft bottom channel, totaling 0.08 acre, follows the general historical course of a natural drainage feature There are 15.17 acres of agricultural use on the site comprised of fields, roads, and irrigation infrastructure, in addition to 0.68 acre of disturbed habitat and 1.81 acres of developed land that includes pavement, paths, and business structures The entire site is located within a softline conservation area under the draft SAP We offer our comments and recommendations in the Appendix to assist the City in avoiding, minimizing, and adequately mitigating project-related impacts to biological resources, and to ensure that the project is consistent with ongoing regional habitat conservation planning efforts In summary, our comments address the following issues: (1) potential impacts to wetland and riparian habitats; (2) compliance with CEQA and the Act; (3) potential project-related impacts to the reserve under the draft SAP; (4) updated protocol-level species surveys for listed species with potential to occur in the project area; (5) the use of native plants in landscaped areas adjacent to native habitats; and (6) information to be included in the draft Environmental Impact Report (DEIR) We appreciate the opportunity to comment on this NOP We are hopeful that further consultation between you and us will ensure the protection we find necessary for the biological resources that would be affected by this project If you have questions or comments regarding this letter, please contact Janet Stuckrath of the Service 760-431-9440 or Eric Hollenbeck of the Department at 858-467-2720 Sincerely, for Jonathan D Snyder Acting Assistant Field Supervisor U.S Fish and Wildlife Service Appendix cc: State Clearinghouse Gail K Sevrens Environmental Program Manager California Department of Fish and Wildlife APPENDIX Wildlife Agency Comments and Recommendations on the Notice of Preparation of a Draft Environmental Impact Report for the Belmont Village Encinitas-By-The-Sea Project SPECIFIC COMMENTS The Wildlife Agencies have responsibility for the conservation of wetland and riparian habitats It is the policy of the Wildlife Agencies to strongly encourage avoidance of impacts to wetlands We also recommend that any unavoidable wetland impacts be mitigated so that, at a minimum, there will be “no net loss” of either wetland habitat values or acreage Development and conversion include, but are not limited to, conversion to subsurface drains, placement of fill or building of structures within the wetland, and channelization or removal of materials from the streambed All wetlands and watercourses, whether ephemeral, intermittent, or perennial, should be retained and provided with substantial setbacks to preserve the riparian and aquatic values and maintain their value to on-site and off-site wildlife and plant populations Mitigation measures to compensate for impacts to mature riparian corridors should be included in the DEIR and must compensate for the loss of function and value as a wildlife corridor a The project area supports freshwater marsh and unvegetated channel habitats; therefore, the DEIR should include a jurisdictional delineation of the creeks/drainages and their associated riparian habitats The delineation should be conducted pursuant to the Service wetland definition adopted by the Department (Cowardin et al 1979 1) Please note that some wetland and riparian habitats subject to the Department’s authority may extend beyond the jurisdictional limits of the U.S Army Corps of Engineers b The Department also has regulatory authority with regard to activities occurring in streams and/or lakes that could adversely affect any fish or wildlife resource For any activity that will divert or obstruct the natural flow, or change the bed, channel, or bank (which may include associated riparian resources) of a river, stream, or lake, or use material from a river, stream, or lake, the project applicant (or “entity”) must provide written notification to the Department pursuant to section 1600 et seq of the Fish and Game Code Based on this notification and other information, the Department then determines whether a Lake and Streambed Alteration Agreement (LSAA) is required The Department’s issuance of a LSAA for a project that is subject to CEQA will require CEQA compliance actions by the Department as a Responsible Agency As a Responsible Agency under CEQA, the Department may consider the lead agency’s CEQA documentation for the project To minimize additional requirements by the Department pursuant to section 1600 et seq and/or under CEQA, the document should fully identify the potential impacts to the stream Cowardin, L.M., V Carter, F.C Golet, and E.T LaRoe 1979 Classification of Wetlands and Deepwater Habitats of the United States U.S Department of the Interior, Fish and Wildlife Service Mr Scott Vurbeff (FWS/CDFW-20B0020-20CPA0022) or riparian resources and provide adequate avoidance, mitigation, monitoring, and reporting commitments for issuance of an LSAA 2 The DEIR should include an analysis of potential impacts to the Focused Planning Area (FPA) and project consistency with the draft SAP; section 4.3.1.1 (wetland/wetland buffer policies), including the No Net Loss Policy and Mitigation for Unavoidable Impacts and Conservation and Buffer Requirements; section 4.3.1.5, including prioritizing mitigation sites firstly on site, secondly within the FPA inside the City, and lastly within the FPA outside the City All firebreaks and fuel modification zones should be located within the development footprint (i.e., included in the impact analysis as loss of habitat) per section 4.3.1.7 of the draft SAP The DEIR should include a figure depicting the location of the fuel management zones in relation the development footprint and any adjacent conservation area boundary Any agricultural land proposed for conversion to residential/urban uses should be evaluated for potential benefits to the preserve and analyzed for meeting softline conservation standards prior to development approval as specified in section 4.3.1.10 of the draft SAP Development of agricultural lands should include setbacks from wetland vegetation and restoration of upland vegetation in the buffer thus created The Wildlife Agencies are concerned about the potential direct and indirect effects to biological resources associated with the construction of a public recreation trail in designated open space on site The following information should be included in the DEIR regarding the proposed pedestrian trail: an aerial photograph with an overlay of the proposed alignment of the trail in relation to designated or proposed open space; specifications of the trail design; specification that the trail would be for hiking only; measures to avoid/minimize impacts related to hikers straying off-trail and/or trail use by unauthorized vehicles; and a discussion of how the proposed location and use of the trail would be consistent with the City’s draft SAP The DEIR should address the cumulative effects to sensitive species and habitats resulting from the proposed project and known proposed developments on adjacent properties and hardline preserve, as well as other cumulative impacts to and effects on regional conservation planning (i.e., the draft SAP) To guide project planning and avoid/minimize impacts to ESA and/or CESA-listed species, such as the coastal California gnatcatcher (Polioptila californica californica; gnatcatcher) and least Bell’s vireo (Vireo bellii pusillus; vireo), we recommend that protocol-level surveys be conducted for any listed species with the potential to occur within the project site Surveys should be performed no more than one year prior to an application for a permit from the Wildlife Agencies, and the DEIR should include the survey results A notification package for a LSAA may be obtained by accessing the Department’s website Mr Scott Vurbeff (FWS/CDFW-20B0020-20CPA0022) To facilitate wildlife movement through the project site and minimize effects to on-site wetland function and quality after project construction, we recommend that bridges be used for all proposed riparian crossings Native plants should be used to the greatest extent feasible in landscaped areas adjacent to and/or near mitigation/open space areas and/or wetland/riparian areas The applicant should not plant, seed, or otherwise introduce invasive exotic plant species to landscaped areas adjacent and/or near native habitat areas Exotic plant species not to be used include those species listed on the California Invasive Plant Council’s (Cal-IPC) Invasive Plant Inventory This list includes such species as: pepper trees, pampas grass, fountain grass, ice plant, myoporum, black locust, capeweed, tree of heaven, periwinkle, sweet alyssum, English ivy, French broom, Scotch broom, and Spanish broom In addition, landscaping adjacent to native habitat areas should not use plants that require intensive irrigation, fertilizers, or pesticides Water runoff from landscaped areas should be directed away from mitigation/open space and/or wetland/riparian areas and contained and/or treated within the development footprint GENERAL COMMENTS To enable the Wildlife Agencies to adequately review and comment on the proposed project from the standpoint of the protection of plants, fish, wildlife, and other biological resources, we recommend the following information be included in the DEIR A complete discussion of the purpose and need for, and description of, the proposed project, including all staging areas and access routes to the construction and staging areas A range of feasible alternatives to ensure that alternatives to the proposed project are fully considered and evaluated; the analyses should avoid or otherwise minimize impacts to sensitive biological resources, particularly wetlands Specific alternative locations should be evaluated in areas with lower resource sensitivity, where appropriate To provide a complete assessment of the flora and fauna within and adjacent to the project area, with particular emphasis upon identifying state and federally listed endangered, threatened, rare, or proposed candidate species, California Species of Special Concern and/or Protected or Fully Protected species, and locally unique species and sensitive habitats, the DEIR should include the following information: a Per CEQA Guidelines, section 15125(c), information on the regional setting that is critical to an assessment of environmental impacts, with special emphasis on resources that are rare or unique to the region that would be affected by the project A copy of the complete list can be obtained by contacting the California Invasive Plant Council at 1442-A Walnut Street, Suite #462, Berkeley, California 94709, or by accessing their website Mr Scott Vurbeff (FWS/CDFW-20B0020-20CPA0022) b A thorough, recent floristic-based assessment of special status plants and natural communities, following the Department's Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Natural Communities The Department recommends that floristic, alliance- and/or association-based mapping and vegetation impact assessments be conducted at the Project site and neighboring vicinity The Manual of California Vegetation, second edition, should also be used to inform this mapping and assessment (Sawyer et al 2008 4) Alternately, for assessing vegetation communities located in western San Diego County, the Vegetation Classification Manual for Western San Diego County (Sproul et al 2011 5) may be used Adjoining habitat areas should be included in this assessment where site activities could lead to direct or indirect impacts off site Habitat mapping at the alliance level will help establish baseline vegetation conditions c A current inventory of the biological resources associated with each habitat type on site and within the area of potential effect The Department’s California Natural Diversity Database in Sacramento should be contacted at to obtain current information on any previously reported sensitive species and habitat, including Significant Natural Areas identified under Chapter 12 of the Fish and Game Code d An inventory of rare, threatened, endangered and other sensitive species on site and within the area of potential effect Species to be addressed should include all those which meet the CEQA definition (see CEQA Guidelines, § 15380) This should include sensitive fish, wildlife, reptile, and amphibian species Seasonal variations in use of the project area should also be addressed Focused species-specific surveys, conducted at the appropriate time of year and time of day when the sensitive species are active or otherwise identifiable, are required Acceptable species-specific survey procedures should be developed in consultation with the Wildlife Agencies To provide a thorough discussion of direct, indirect, and cumulative project-related impacts expected to adversely affect biological resources, with specific measures to offset such impacts, the following should be addressed in the DEIR a A discussion of potential adverse impacts from lighting, noise, human activity, exotic species, and drainage should also be included The latter subject should address: project-related changes on drainage patterns on and downstream of the project site; the volume, velocity, and frequency of existing and post-project surface flows; polluted runoff; soil erosion and/or sedimentation in streams and water bodies; and post-project fate of runoff from the project site The discussions should also address the proximity of the extraction activities to the water table, whether dewatering would Sawyer, J.O., T Keeler-Wolf and J.M Evens 2009 A Manual of California Vegetation, Second Edition California Native Plant Society Press, Sacramento Sproul, F., T Keeler-Wolf, P Gordon-Reedy, J Dunn, A Klein and K Harper 2011 Vegetation Classification Manual for Western San Diego County First Edition Prepared by AECOM, California Department of Fish and Game Vegetation Classification and Mapping Program and Conservation Biology Institute for San Diego Association of Governments STATE OF CALIFORNIA-CALIFORNIA STATE TRANSPORTATION AGENCY Gavin Newsom Governor DEPARTMENT OF TRANSPORTATION DISTRICT 11 4050 TAYLOR STREET, MS-240 SAN DIEGO, CA 92110 PHONE (619) 688-3137 FAX (619)688-4299 TTY 711 www.dot.ca.gov Making Conservation a California Way of Life November 20, 2019 11-SD-5 PM 38.528 3111 Manchester A venue Senior Residential Care Facility NOP/SCH#2019100475 Mr Scott Vurbeff Environmental Project Manager City of Encinitas 505 S Vulcan A venue Encinitas, CA 92024 Dear Mr Vurbeff: Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the Notice of Preparation (NOP) for the 3111 Manchester Avenue Senior Residential Care Facility (Belmont Village Encinitas-by-the-Sea) project located near Interstate (1-5) The mission of Caltrans is to provide a safe, sustainable, integrated and efficient transportation system to enhance California's economy and livability The Local Develop mentIntergovernmental Review (LD-IGR) Program reviews land use projects and plans to ensure consistency with our mission and state planning priorities Caltrans has the following comments: Traffic Impact Study A traffic impact study (TIS) is necessary to determine this proposed project's near-term and long-term impacts to the State facilities - existing and proposed and to propose appropriate mitigation measures • Please inc lude northbound and southbound ramp intersec tions at I-5/Manchester Avenue The geographic area examined in the TIS should also include, at a minimum, all regionally sig nifica nt arterial syste m segm e nts and intersections, including State highway facilities where the project will add over 100 peak hour trips State hig hway facilities that are exp eriencing noticeable delays should "Provide a safe, sustainable imegrated and efllcient transportation sys/em to enhance CalijOrnia 's economy mttl livabili~y Mr Scott Vurbeff November 20, 2019 Page • • • • • • be analyzed in the scope of the traffic study for projects that add 50 to 100 peak hour trips Please provide detailed project distribution percentages, including intersection details A focused analysis may be required for project trips assigned to a State highway facility that is experiencing significant delay, such as where traffic queues exceed ramp storage capacity In addition, the TIS could also consider implementing vehicles miles traveled (VMT) analysis into their modeling projections Any increase in goods movement operations and its impacts to State highway facilities should be addressed in the TIS The data used in the TIS should not be more than years old Please provide Synchro Version 10 files Hydrology and Drainage Studies • • • • • Please provide hydraulics studies, drainage and grading plans to Caltrans for review Provide a pre and post-development hydraulics and hydrology study Show drainage configu_rations and patterns Provide drainage plans and details, include detention basin details of inlets/outlet Provide a contour grading plan with legible callouts and minimal building data Show drainage patterns On all plans, show Caltrans' Right-of-Way (R/W) Complete Streets and Mobility Network Caltrans views all transportation improvements as opportunities to improve safety, access and mobility for all travelers in California and recognizes bicycle, pedestrian and transit modes as integral elements of the transportation system Caltrans supports improved transit accommodation through the provision of Park and Ride facilities, improved bicycle and pedestrian access and safety improvements, signal prioritization for tran sit, bus on shoulders, ramp improvements, or o ther enhancements that promotes a complete and integrated transportation system Early coordination with Caltrans, in locations that may affect both Caltrans and th e City of Encinitas or other lead agency, is encouraged "Provide a safe, sustainable, integrated and efficient transportation system to enhance California's economy and livability" Mr Scott Vurbeff November 20, 2019 Page Mitigation Caltrans endeavors that any direct and cumulative impacts to the State Highway System be eliminated or reduced to a level of insignificance pursuant to the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA) standards Mitigation measures to State facilities should be included in TIS/TIA Mitigation identified in the traffic study, subsequent environmental documents, and mitigation monitoring reports, should be coordinated with Caltrans to identify and implement the appropriate mitigation This includes the actual implementation and collection of any " fair share" monies, as well as the appropriate timing of the mitigation Mitigation improvements should be compatible with Caltrans concepts Right-of-Way Any work performed within Caltrans' R/W will require discretionary review and approval by Caltrans and an encroachment permit will be required for any work within the Caltrans' R/W prior to construction As part of the encroachment permit process, the applicant must provide an approved final environmental document including the California Environmental Quality Act (CEQA) determination addressing any environmental impacts within the Caltrans' R/W, and any corresponding technical studies If you have any questions, please contact Kimberly Dodson, of the Caltrans Development Review Branch, at (619) 688-2510 or by e-mail sent to Kimberly Dodson@dot.ca gov Sincerely, Loe I Develop ent and Intergovernmental Review "Provide a safe, sustainable, integrated and efficient transportation system to enhance California's economy and livability" Rachel Rowe From: Sent: To: Subject: Jessica Carilli Sunday, November 03, 2019 8:05 PM Scott Vurbeff Belmont Village comment [NOTICE:  Caution: External Email]  Dear Mr. Vurbeff,   The proposed "Belmont Village" development is a terrible location for a senior center. There is nowhere the residents  will be able to walk to get groceries or a cup of coffee. They will have to be bussed around or take taxis to get out of the  residence and into the town ‐ bad for the residents and bad for the environment. Senior living should be located in  walkable locations. This location is not walkable to anything but the lagoon and the University ‐ nice, but not at  all acceptable for a senior residence.   This location would be great for apartments intended for Miracosta students, and if it also included faculty housing and  a daycare ‐  it would be amazing! That alone would surely rocket Miracosta to a top‐10 place‐to‐teach position, which  would surely be beneficial to the City.   I digress but I hope you get my point. What a waste it would be if this were approved.  What kind of soil sampling has been done at the site so far?  Thank you,  Jessica Carilli, PhD  Encinitas Resident  Rachel Rowe From: Sent: To: Subject: Charles Foster Wednesday, October 16, 2019 7:56 AM Scott Vurbeff Belmont Village Encinitas-by-the-Sea [NOTICE:  Caution: External Email]  Dear Mr. Vurbeff,  If I have a vote, I fully support the Belmont Village Encinitas‐by‐the‐Sea project.  We need more senior care facilities in coastal north county, and Belmont Village Cardiff‐by‐the‐ Sea has a very good record of care for those who need care as they get older (as we all are).  With proper planning looking forward, I am sure that this would be an asset to Encinitas and your  neighboring towns.  Thank you,  Charles E. Foster  4752 Sun Valley Rd, Del Mar, CA 92014   (SD County jurisdiction, not in the city of Del Mar)  858‐414‐8638    Rachel Rowe From: Sent: To: Cc: Subject: Glen Johnson Friday, November 01, 2019 2:56 PM Scott Vurbeff Susan Turney Project Case Number: 17-273 TMDB/MUP/DR/CDP [NOTICE:  Caution: External Email]  Good Afternoon Mr. Vurbeff,  I am writing regarding the proposed Belmont Village project for a senior residential care facility. The Encinitas Municipal  Code Zoning use matrix expects these to be built on a Prime Arterial road which is normally 6 lanes on a right‐of‐way  able to support this. I observe that at this time 3111 Manchester Avenue is only a 4‐lane roadway.    In past developments, such as those on South El Camino Real, the city has designated a roadway as a Prime Arterial even  with only 4 lanes and required the applicant to provide land, widen the frontage to Prime Arterial status, and install the  pavement. I am writing to inquire if this is the city's plan for the Belmont Village project.  Traffic on Manchester Avenue is heavy and with the I5 construction now under way it will be some time before this  project begins construction. During this period traffic will continue to increase due to building from the Housing Element  sites as well as other construction in the city and its neighbors.  A traffic study will of course be required before this project is approved and it is my hope that my concerns will be  covered by this.  Zoning Use Matrix    "29???? Residential care facilities, general for 7 or more are permitted through issuance of a conditional use permit  (major) only if the property is located on a prime arterial circulation element road as shown on the General Plan."    Ordinance No. 2018‐05 03212018.pdf    "Prime Arterial A six‐lane roadway with a typical right‐of‐way width of 120‐130 feet and a pavement width of 100‐ 110  feet. The roadway is generally divided into three travel lanes in each direction by a median. Access to and from this  roadway is restricted."    Thank you in advance for your attention to this matter.  glen johnson  Scott Vurbeff Environmental Project Manager Encinitas Planning Division 505 S Vulcan Ave Encinitas, Ca 92024 October 30, 2019 Regarding the proposed project named: Belmont Village Encinitas-by-the-Sea, which is located at 3111 Manchester and is a development/subdivision for 216,000 sf senior care building and 16 two-story housing units + 183 parking spaces Case #17-273 TMDB/MUP/DR/CDP I am having a variety of concerns It is currently zoned RR-2 (Rural Residential 2): Permits low density single-family detached residential units with minimum lot sizes of 21,500 net square feet and maximum densities of 2.0 units per net acre, as a transition from the rural to the more suburban areas within the City The proposed development vastly exceeds this zoning With regard to the Special Needs Overlay in zoning, this use would not be consistent between land use/development, redevelopment efforts, capital improvement projects, transit corridor use/development, economic redevelopment/rehabilitation efforts within the area With regard to the Cultural/Natural Resources Overlay Zone, certainly land in this location near to the San Elijo Lagoon and Manchester Preserve contain Biotic Resources of ecologically sensitive plant and animal habitats Already, much of the area has been disturbed by the I5 freeway expansion, railroad and lagoon work being done Allowed lot coverage in the RR-2 zone is 35%, however, this is likely too much coverage for this ecologically sensitive location In addition, setback should be increased, for the same reason Encinitas has mass transit, but it is very weak in terms of service This missing infrastructure should be developed before adding any more residential units Numerous mature trees have been removed along the I5 corridor due to expansion It would be wonderful to require, development in this Special Needs area to include large native trees, such as Englemann Oaks and Pine Trees, to help our urban forest and support the wildlife that have been displaced by all of the development/construction work that has been done As an Encinitas resident, a California licensed architect, & recently retired engineering professor, I believe it would be best to a) require additional mass transit, such as small, frequent shuttles running from the Encinitas Transit Center in continuous loop fashion around the major roads, (perhaps with trips every 30 minutes), AND b) develop it as high density, car-free affordable housing Taking these measures would address our shortage of affordable housing AND not increase cars on already congested roads Provide transit schedules and an electric bike with each new car-free dwelling for affordable domiciles Creating Single Room Occupancies would increase density, and be appropriate for affordable housing This would logically serve students and some staff at the nearby Community College To preserve the Biotic Resources of ecologically sensitive habitat, more of the land should remain undeveloped such as at least 75% open & undeveloped Encinitas should stop thinking same old usual type of car-based sprawling build-outs We can and should be better to help meet our climate action plan criteria We can take it up to the next level towards being a sustainable eco-just community in Encinitas, by walking our talk, and developing logical, sustainable solutions that address our community’s needs All My Best, Susan M Sherod, Architect, 123 Camino De Las Flores, Encinitas, CA 92024 From: Sent: To: Subject: PamSullivan Tuesday, October 15, 2019 6:12 PM Scott Vurbeff Strawberry field development [NOTICE:  Caution: External Email]  We have been a resident of Encinitas for over 40 years and it pains us to think of losing more open spaces.  Especially  close to the lagoon. This will cause more traffic in an area that is already too congested. Please think carefully about  what this could mean to our environment and the quality of life we all enjoy in our community.  We would definitely vote no on any such development and strongly urge the city to keep this area open.  We need more  open spaces. Once they are developed you can’t get them back.  Consider a park, subsiding the strawberry field or  anything but a big development.  Sincerely,  Mr & Mrs Patrick J Sullivan  335 Whitewood Place  Encinitas 92024  Sent from my iPhone  Rachel Rowe From: Sent: To: Subject: Kara Wilson Tuesday, November 05, 2019 12:16 PM Scott Vurbeff 3111 Manchester Avenue Development [NOTICE:  Caution: External Email]  Hi Scott ‐  This email is about the proposed development at 3111 Manchester.  I am opposed to such high density  building at the property, with a two‐story assisted living facility and NOW AN ADDED 16‐unit housing  project, especially in light of the fact that it will be built across the street from an environmentally  sensitive lagoon.  There is no need for more assisted living communities as there are multiple such  communities on Manchester and El Camino Real/Santa Fe Drive within several miles of the proposed  development.  A 16 unit housing project is inconsistent with the surrounding area and likely will require  that the City change the approved use/zoning designation of the land.  The City should not change the  zoning for this property.  The surrounding area is either ecologically protected open space or single  family resident homes on large lots.   High density housing will add pollution and traffic that is inconsistent with the development or lack of  development in the area.  Furthermore, all of the traffic congestion on Manchester Avenue will detract  from the area.  Traffic in that area right now is a nightmare and it will just get worse for the Manchester  Avenue area with a high density housing project there.  And I had a couple other questions:  Who is the developer on this project?  What zoning variances are the developers seeking for this project?  Will the City require an Environmental Impact Study to be completed before this development is approved?  Please advise me when there will be a public hearing on this proposed development at the City.   Thanks much,  Kara Wilson  This page intentionally left blank ... Sections 3503.5 and 3513 of the California Fish and Game Code prohibit take of all raptors and other migratory nongame birds and section 3503 prohibits take of the nests and eggs of all birds Proposed... patterns on and downstream of the project site; the volume, velocity, and frequency of existing and post-project surface flows; polluted runoff; soil erosion and/ or sedimentation in streams and water... Environmental Program Manager California Department of Fish and Wildlife APPENDIX Wildlife Agency Comments and Recommendations on the Notice of Preparation of a Draft Environmental Impact Report for the