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Home My WebLink AboutCT 02-28; LA COSTA CONDOMINIUMS; BIOLOGICAL CONFIRMATION ANALYSIS; 2003-09-07PLANNING I SYSTEMS _ September 7, 2006 Mr. Kwan L. So CALSO, LLC LAND USE/COASTAL PLANNING LANDSCAPE ARCHITECTURE• LA3900 POLICY AND PROCESSING ENVIRONMENTAL MITIGATION RECEIVED c/o LIGHTHOUSE VENTURES, LLC 3529-2B Cannon Rd., #519 Oceanside, CA 92056 CHY OF CARLSBAD PLANNIMG DEPT RE: CT 02-28; LA COSTA CONDOMINIUMS BIOLOGICAL CONFIRMATION ANALYSIS APN # 216-160-27 Dear Mr. So: Per the request of the City of Carlsbad Planning Department, Pl~g Systems' Restoration Ecologist has conducted a biological confirmation analysis to verify the currency of the La Costa Condominiums Biological Survey (PRE 01-70), APN 216-160-27, August 14, 2002. This report was updated March 18, 2003. Both reports were prepared by Affinis Environmental Services. The objective of this analysis is to assess current site vegetation and to determine what avian species are present on the site. Based on our findings, revised plant associations and impacted area quantities are provided. The proposed project is also assessed in terms of Habitat Management Plan (HMP) compliance. A Planning Systems Restoration Ecologist and Wildlife Biologist visited the site to assess current conditions. Methods On August 17, 2006, Greg Evans, Restoration Ecologist for Planning Systems conducted a botanical field survey of the property to determine if the Affinis findings were still representative of vegetation currently occurring on the site. The analysis began with a review _of both Affinis letter reports. Five Affinis 2002 report elements were re-assessed, including: 1) Figure 3, Biological Resources (map), 2) Plant Association text, 3) Rare and Endangered or Sensitive Species discussion, 4) Appendix 1, Plant Species Observed, and 5) Appendix 2, Sensitive Plant Species Potentially Occurring On-site. Site soils information was referenced using the Soil Survey of the San Diego Area, California, prepared by the U.S.D.A. Soil Conservation Service. This soils information is considered more specific than was provided in the Affinis 2002 report. The Biological Resources map (Figure 3) from the Affinis 2002 report was used as the Planning Systems field work 1530 FARADAY AVENUE• SUITE 100 • CARLSBAD, CA 92008 • (760) 931-0780 • FAX (760) 931-5744 • info@planningsystems.net base map. All accessible areas of the site were traversed, including dense brush areas. The site was surveyed to identify plant associations and sensitive plant species present. On August 31, 2006, Seth Schulberg, Wildlife Biologist for Planning Systems conducted an avian survey of the site to determine if the Affinis findings were still representative of the avifauna present on the site. All accessible areas of the site were walked and binoculars were used to observe inaccessible portions of the property. Avian identifications were made based on visual and audio cues. Additional effort was undertaken to assess the quality of the Coastal Sage Scrub habitat onsite to determine its suitability for use by the California Gnatcatcher (Polioptila californica californica). Results 1) Vegetation Mapping Planning Systems concurs with the Affinis conclusions on plant association boundary lines identified on Figure 3, Biological Resources (map), Affinis 2002. Planning Systems also concurs with the mapped associations on the southern slopes of the property, LS for Landscaped, and CSS/MC for Coastal Sage Scrub / Mixed Chaparral, and on the slope bordering La Costa A venue on the north edge of the property, identified as NNG / LS for Non-native grassland/ Landscaped. Thus, it is concluded that the boundaries of the plant associations have not changed from the Affinis analyses. However, Planning Systems concludes that the Affinis designation of DIR, Disturbed/Ruderal for the plant association occurring on the graded pad area, should more appropriately be considered Annual Grassland. In our opinion a majority of the vegetation occurring on the pad is comprised of exotic species such as Brome grasses, Wild oat, Tocalote, Black Mustard, and Perennial Mustard as wells as natives such as Fascicled tarweed and Telegraph weed. This plant association is described in the Carlsbad HMP as Annual Grassland. (see the attached Figure A -Biological Resources Confirmation Analysis). 2) Plant Association Text In "Section C. Results" of the 2002 Affinis report, plant associations are described. Planning Systems agrees with these findings except for the identification of "Disturbed/Ruderal" which Planning Systems views as Annual Grassland, as stated above. Calso Biological Confirmation Analysis 9/7/06 2 3) Rare and Endangered or Sensitive Species Section C.4 of the Affinis report states "No rare, endangered, or threatened plant species were observed on the site or are expected to occur". Planning Systems also did not observe sensitive plant species on the property, but it should be noted that we did not visit the site during the time of year when certain sensitive species are most visible. 4) Appendix 1, Plant Species Observed All species documented in the Affinis 2002 report were observed occurring on - site. Planning Systems also observed additional plant species occurring on-site, mostly herbaceous ones, typical associates of the identified habitats. 5) Appendix 2, Sensitive Plant Species Potentially Occurring On-site The target group of sensitive plant species sought by Affinis is in our opinion, adequate. However, as previously stated, Planning Systems can not verify absence of certain species because of the time of year of our field work. 6) Summary of Vegetation Resource Impacts Vegetation Resources Plant Association Area Area HMP Mitigation (Acres) Impacted Mitigation Proposed (Acres) Ratio Annual (non-native) grassland (AG) 4.39 4.39 0.5:1 2.20 (Fee) Annual (non-native) 0.60 0.60 0.5:1 0.30 (Fee) grassland/Landscaped (AG) Ornamental Landscape (LS) 2.07 2.07 Fee 2.07 (Fee) Unoccupied Coastal Sage/Chaparral 1.12 1.12 1:1 1.12 (Fee) Mix(CS/CM) TOTALS 8.18 8.18 5.69 7) HMP Compliance The subject property is not identified as a hardline preserve, link or any other aspect of a preserve system. The property is not known to be occupied by the California gnatcatcher. Per Table 11 Mitigation Ratios for Impacts to HMP Habitats mitigation will be required as follows: Calso Biological Confirmation Analysis 9/7/06 3 a. For impacts to 4.99 acres of AG, mitigation will occur through payment of a mitigation fee at a 0.5:1 ratio. Based on current fees, this would necessitate a payment of $32,105. b. For impacts to 2.07 acres of disturbed lands (ornamental landscape), mitigation will occur through payment of a mitigation fee. Based on current fees, this would necessitate a of $5,317.83. c. For impacts to 1.12 acres of unoccupied Coastal Sage/Chaparral Mix, mitigation will occur through payment of a mitigation fee at a ratio of 1:1. Based on current fees, this would necessitate a payment of $28,764.96. 8) A vifauna Present Planning Systems' biologists conducted a survey of the site for the California gnatcatcher. Overall the site is highly disturbed with the majority of the site covered in non-native vegetation. Affinis reported that little wildlife was observed on the site. Planning Systems concurs with this conclusion and agrees that conditions have not changed significantly since the Affinis report was prepared. Seven avian species were detected onsite as listed in the table below. Avian Species Detected Family Common Name Scientific Name Columbidae Mourning Dove Zenaida macroura Emberizidae California towhee Pipilo crissalis Song Sparrow Melospiza melodia Chipping Sparrow Spizella passerine Fringillidae House Finch Carpodacus mexicanus Mimidae Northern Mockingbird Mimus poly!{lottus Phasianidae California Quail Callipepla californica californica None of the above identified bird species are protected by local, state or federal regulations. No raptors were observed overflying the site and no raptor nests were observed in any of the trees on the site. No California gnatcatchers were observed on the site and no audible indications of California gnatcatchers were detected. The small area and lower quality of coastal sage scrub on the site would not be considered consistent with typical gnatcatcher occupation. 9) Conclusions Planning Systems' botanical field survey of the site in August 2006 concludes that no significant changes to the vegetation on the site have occurred with the exception that the plant community identified as Disturbed/Ruderal (DR) by Affinis has been more appropriately identified as Annual grassland (AG). No other differences from the 2002- 03 botanical surveys were observed. Calso Biological Confirmation Analysis 9/7/06 4 Planning Systems' avifauna survey of the site in August 2006 also concludes that no significant changes to the avifauna found onsite have occurred. Though several additional bird species were observed, none are protected species, and no California gnatcatchers occupy the site, which is consistent with the conclusion originally reported in the Affinis 2002 protocol survey. s~ ~~ Greg E~estoration Ecologist PLANNING SYSTEMS Attachment: Calso: La Costa Condos Biological Resources Confirmation Analysis exhibit Calso Biological Confirmation Analysis 9/7/06 5 .,., -.. , .. , ._, ~ ~ i -;;--., r - Figure A -- A A'Vt:• -.~~~~t~~;:.=,~~~-~~-=-~,:=J~~~~-:-~~ . / 0 40 80 EB NORTH SCALE: 1"=80' ·- Legend NOTE: Limits of disturbance line from "Teshima Design Group Landscape Concept Plan," April 12, 2005. ~ Property Line ~ Limits of Disturbance Line ~ Impacted Area Vegetation Resources Symbol Plant Association ......___.. AG Annual Grassland C=1 AG/LS Annual Grassland/ Landscaped C=1 LS Ornamental Landscaped CS/CM Unoccupied Coastal Sage/ Chaparral Mix Area (acres) 4.39 0.60 2.07 1.12 8.18 ac. Impacted (acres) 4.39 0.60 2.07 1.12 8.18 ac. 160 FT CALSO: La Costa Condos Biological Resources Confirmation Analysis Carlsbad, California September 7, 2006