HomeMy WebLinkAboutHMP 05-06; CASSIA PROFESSIONAL OFFICES; UPLAND HABITAT REVEGETATION PROGRAM; 2006-02-10Upland Habitat Revegetation Program
Cassia Professional Offices
Carlsbad, California
February 10, 2006
Prepared for:
Franz-Yut El Camino, LLC
2710 Loker Ave. West
Suite 100
Carlsbad, CA 92008
Prepared by:
PLANNING SYSTEMS
1530 Faraday Avenue, Suite 100
Carlsbad, CA 92008
Ii p~~c I 1•11
CASSIA PROFESSJ()NAL OFFICES
UPLAND HABITAT REVEGETATION PROGRAM
CASSIA PROFESSIONAL OFFICES
UPLAND HABITAT REVEGETATION PROGRAM
I. INTRODUCTION
A. Background
February 10, 2006
The Cassia professional offices (project) is comprised of two acres of office
development on a 3.31 acre parcel in the central area of Carlsbad, CA (figure 1).
Environmental planning for the project has identified project related impacts and
mitigation measures suitable to the City of Carlsbad and other resource agencies.
Required mitigation measures include fee payments and preservation of 1.36
acres of existing on-site habitat. The preserved habitat will be placed in a
conservation easement and managed by a conservation organization in
perpetuity.
In addition to habitat preservation, the project is obligated to revegetate
approximately 0.10 acre of habitat at the development/ preserve edge, where
temporary construction impacts are anticipated to occur. This revegetation is not
proposed as mitigation for project related impacts., a11 habitat mitigation is
provided for through on-site preservation. Rather, the revegetation shall be
installed as an erosion control planting intended to stabilize soil disturbed by the
temporary construction impacts. The intent of the revegetation is to introduce
and provide for the establishment of native plant species which closely reflect the
biological character of adjacent existing native vegetation. A plant palette
compositionally similar to the adjacent preserve habitats shall be utilized.
The reason for making a distinction between revegetation for the purpose of
mitigation rather than as erosion control has to do with monitoring and
reporting requirements. Being an erosion control project, this revegetat.ion will
not be subject to typical agency required monitoring and reporting practices.
Nevertheless, estabJishment of self-sustaining natural habHat is a project
requirement. And once the revegetation is determined to be self-sustaining by
the revegetation ecologist., it will be included in the on-site conservation
easement for management by the conservation manager.
CASSIA PROFE&YIONAL OFFICES
UPL4ND HABITAT REVEGETATION PROGRAM
B. On-site Preservation and Rcvegetation
A biological assessment of the property was prepared that identified existing
biological resources1 project related impacts, and proposed mitigation measures
(P1anning Systems, Biological Assessment with Spring PJant Survey. Cassia
Professional Offices Property, October 5, 2005) (CBR). Project resources post-
development aTe listed in Table A below.
Table A· On-site Preservation and Reve0 etation . ·t-
Description Ac.
SMC Preserve 1.15
CSS Preserve 0.21
SMC Revegetation 0.10
Area of On-site Conservation Easement 1.46
II. HABITAT REVEGETATION
A. Vegetation Type to be Created
The 0.10 acre revegetation area will be installed with new container plants and
seed designed to closely replicate the composition of existing upland habitat in
the adjacent preserved conservation area. The schedule for beginning the
installation of the revegetation will be as soon as all construction along the
development pad edge has been completed, and will coincide with ornamenta1
landscape installation on deveJoped portions of the site.
B. Objectives of Revegetation Program
Ft:hruary !O, 2006
The ultimate goal of this Program is to specify improvements which provide for
the establishment of a native plant community that closely resembles the
biological character of the adjacent southern maritime chaparral vegetation.
The revegetation goal is the creation of entirely new self-sustaining habitat that
achieves the growth and vigor described by the performance standards detailed
in this program. The schedule for meeting this goal is estimated to be 2 to 3
years. Methodologies utilized are as follows: plant palett~ design, erosion
control, soil preparation, installation of above grade iTrigation, weed eradication,
container and seed installation, two to three years of maintenance, reporting to
the Oty and the open space manager that establishment is complete.
2
lJ
Figure 1
Location Map
APN# 215-020-26
Carlsbad. California
-
1\ ?~,, ,.,, ~ ....... ,.,.~ )! ~'i.,__~t,~
)
L( &.~1, r,~ .,!•r ;!.I,
I .-rJ--
1
,l).,:::.-.
'it ,-.~ u· . -··" ~ .,. • .,
Base: USGS San Luis Rey, California Quadrangle
PLANNING I SYSTEMS 1•11
February 7. 2006
PS NO. 041136
LAND. ~E/00.AST"AL PUNHINC l.A.tttr.5CAPJ: .l\ltCHJTC::T'OD POUO"T JJilD PROC:C9SDl'G .:&:ll'VIKO,O,r:N'J'AL Wl'J.lC.i.!rfON
~ l'AJ'JiDA.Y" AWNUJ:. SUIT!! 100, CAKl3lU.t]. CA '12008
(7fJO) Q:!11-0780 !'AX (i-60,) "3l.-07♦-4
' ~ ' i
Legend
Sym. Abbrev. Plant Community Type
c::J CA Conservation Area
-REV Re-vegetated Upland Habitat
Total.
~
AC!l!S
1.36
0.10
1.46
CA
Conservation and Revegetation Areas
Cassia Professional Offices
Carlsbad, California
'
I
I
I
I
I
I
I
' \1 ~
DIISCUl!t.D
I
I
I I
i I
"'lll!t
,If#
rn
rllf
64
lfflQaEI
0 25 50 100 FT
EB ~
NOR TH SCALE: -1" = 1 oo·
1•11
February 7, 2006
PS NO. 041136
1~ FAP.ADA"( A,'VENUE. ~1TE 1'00. <C.lRLSBAD, 'CA g20:0&
(760} $31.-0780 P'A.X (7~0) g31-57.,.-
CASSL1 PROFESSIONAL OFFICES
UPLAND HABITAT REVEGETATION PROGRAM
·w11en the restoration ecologist determines that the revegetation is successfully
established per the performance standards in this program, he may request a
final walk-through with the City planner for the project. At this walkthrough,
the restoration ecologist shall be prepared to demonstrate how all project
performance standards have been met. When the Gty planner provides a letter
noticing the owner that he has satisfied this erosion control obligation, the
habitat may be turned over to the long term manager.
Composition of the Revegetation
The revegetation planting shall closely reflect the biologicaJ character of the
adjacent existing native plant vegetation. The list of plants to be used .in the
revegetation has been shaped by several factors: a) the species present in existing
upland habitat on-site, b) the relative percentage of occurrence of a species in
existing preserve area habitat, c) the availabiHty of plants in the trade without the
need for a special growing contract. This last point/ that the plants must be
readily available, speaks to the fact that this is an erosion control project, not
mitigation. Also, the project size is very small size with a need for ve1y limited
numbers of container plants. Species difficult to germinate from seed will be
installed via container. Species that establish readily from seed may be installed
by seed only. In the case of two species bcith seed and containers will be utilized.
H remedial planting is required to bring revegetated areas into performance
compliance, the restoration ecologist will analyze the cause(s) for failure and
direct a remedy that is likely to effectuate successful establishment.
C. Installation Guidelines
1.
February 10, 2006
Pre-Constmction Meeting
·All revegetation activities will be observed by a restoration ecologist.
Prior to any revegetation area work, a pre-construction meeting will be
held by the restoration ecologist to include, at a minimum, the contractor
of the work, his foreman, and the owner's representative. The pre-
construction meeting will familiarize the principal team with all phases of
the installation. At this meeting, the contractor shall present his
anticipated installation schedule. TI1e contractor's proposed schedule
must allow for a reasonable expectation of establishment success. If the
restoration ecologist believes that the contactor' s proposed installation
schedule may compromise establishment successJ he shall notify the
owner of the risk, and initiate a discussion regarding responsibilities and
potential remedial costs due to establishment failure.
5
February 10, 2006
2.
CASSL4 PROFESSIONAL OFFICES
UPL4ND HABITAT REl'EGETATION PROGRAM
Staking and Fencing of Reveg:etation Area Limits
The limits of the rcvegctation should already be defined by the limits of
the existing environmental fence and the constructed project. The
environmental fence shall be repaired if damage has occurred during
construction. The restoration ecologist shall detem1ine if an expanded
rcvegetation plot is necessary because of edge damage to preserve area
vegetation during constmction. If additional work is necessary, the
restoration ecologist wm establish the parameters of the work in
consultation with the Owner.
3. Revegetation Area Preparation
Revegetation area preparation work shall begin with the removal of all
trash, construction debris, concrete spoils, and any other obstacles that
may limit irrigation or plant installation. In most cases, natural materials
sudl as rocks, stumps, or fallen trunks shall remain undisturbed in place.
Any native plants that are re-establishing in the revegetation area shall
remain undisturbed in place. The restoration ecologist wi1l flag these
plants if necessary, and alert the contractor of the need to avoid
damaging these p1ants. Any contractor questions regarding removal of
objects shall be resolved by the restoration ecologist. When the contractor
has fuushed this phase, the product should be milittered, bare soil, with
natural material in place and re-emerging native plants undisturbed.
4. Soil Preparation
The restoration ecologist shall determine if project construction has
compacted or polluted the revegetation soil such that it requires
amending or removal. The most likely soil damage is pollution from
concrete and construction spoils, and soil compaction. It is likely that the
soil surface will requfre hand working to break up compaction of the
surface. During this work, fertilizer and soil amendments may be
incorporated into the soil based upon the recommendation of soil testing
lab. The amendment recommendation must be designed for native
species. The soil test may also provide recommendations to improve soil
that has been damaged by construction spoils. These recommendations
shall be discussed with the restoration ecologist prior to implementation.
The final soil surface of the areas to be revegetated shall be left in a rough,
scarified condition. TI1e intent is to provide small ledges, cracks and
crevices for seeds to lodge and to reduce erosion.
6
5.
6.
Erosion Conh·ol
CASSL,1 PROFE&.WONAL OFFICES
UPLAND HABITAT REVEGETATJON PROGRAM
All areas subject to erosion shall use silt fence or other suitable measures
to halt erosion at the boundary of the revegetation area. A non-native
cover crop applied via hydroseed will be utilized for erosion control
during the initial establishment period.
Weed Eradication
If deemed necessary by the restoration ecologist, pre-p]anting herbicide
application(s) may be utilized until the restoration ecologist is satisfied
that new pJantings can compete adequately with any remaining weed
seeds.
D. Revegetation Implementation
1.
February 10, 2006
Irrigation Installation
An above-grade irrigation systern with an automatic controller shall be
installed to irrigate the revegetation. The irrigation designer shall utilize
the ornamental landscaping mainline and conbuller. Irrigation heads
shall.be located along the environmental fence, directed to spray toward
the crib wall or retaining walls. Given that a 5 foot wide revegetation
area is planned, spraying from one side only should be adequate. If the
resto.ration ecologist observes that additional heads are necessary to
provide adequate irrigation, he may direct additional irrigation
installation as necessary.
The restoration ecologist must approve the location of the irrigation
delineated .in the field by the contractor prior to irrigation system
installation. If the contractor does not receive restoration ecologist
approval prior to installation, he may be required to move the irrigation
system at his cost if it is located improperly.
The instaJlation contractor shall provide a two man crew experienced in
irrigation system scheduling and adjustment to manage the application of
irrigation throughout the entire 120-day initial installati.on. Loss of all
container mateda] and/or .failure to achieve a uniform germination of
hydroseed shall be the responsibility of the contractor. Failure to achieve
an installation acceptable to the restoration ecologist as defined by the
performance standards of this program shall require the contractor to
assume aU la.bor and material costs assodated with plant replacement.
7
2.
FenrUaJJ' !O, 2006
CASSL4 PROFESSIONAL OFFICES
UPL,JND HABITAT REVEGETATION PROGRAM
The specifications in this section describing contractol' responsibilities
shall be included in the irrigation designer's construction documents, to
insure that the contractor has access to these project requirements, and
understands his potential liability for failure to adequately perform the
work specified in this program.
Container Planting
Container plants shall be planted prior to hydroseeding. The restoration
ecologist shall inspect all container plants for Argentine ants, weeds,
signs of disease, or other problems. Plants with indications of any
problems shall be rejected by the restoration ecologist. The restoration
ecologist shall conduct a pre-planting meeting to instruct the installation
crew regarding acceptable planting techniques.
Container plants shal] be dispersed at 6 ft. o.c., along the length of the
approximately 650 ft. length of revegetation. The containers will be
dispersed in a random arrangement, though generaJiy unifom1Iy spaced.
Table B: Container Plants
LatinName Common Name Containers Size
@6ft o.c.
Erior.ron um fascicu Tatum Flat-top Buckwheat 20 1 gal
Heteromeles arbutifolia Toyon 15 1 gal
_Mintulus aurantiacus Monkeyflower 20 1 gal
Quercus berberdifolia Scrub oak 15 1 gal
Rhus inte!lrifoUa Lemonadeberrv 20 1 gal
Salvia mellifem Black Sage 20 1 gal
Yucca schidi>;ei·a Mohave yucca 15 1 gal
TOTAL 125
The following procedures shall be utilized when planting container stock:
1. As soon as irrigation system is functional/ cycle irrigation until
soil is moist to 12 inches deep.
2. Allow soil to dry out somewhat so itis workable and not muddy
for about three days p1ior to installation of containers.
3. Dig plant holes as deep and twice as wide as plant container.
4. Add 1" depth.I!Q!l amended (native) backfill soil to hole and place
plant so that the top of rootba11 is 1" higher than the surrounding
soil surface.
5. Fill in around plant with amended soil as per soil test results.
8
February I 0, 2006
3.
CASSLd PROFESSIONAL OFFll'ES
UPL4.ND HABITAT REl'EGETATION PROGRAM
6. Cycle irrigation until moisture has completely penetrated the
rootball and surrmmding soil.
Hvdroseed Installation
Hydroseeding will follow container planting. All seed shall be delivered
to the project area in sealed containers. All seed shall be labeled
according to state and federal laws. Each sealed container shall bear the
seed supplier's tags which shall indicate the container weight, seed type
(genus and species), seed purity%, seed germination% and date seed
tested. Samples of each seed mix may be drawn at the time of delivery to
the area by the restoration ecologist. Samples may be tested to assure
compliance with the seed specifications.
Hydroseeding shall consist of a hydraulic application of a slurry mixture
of wate1~ seed, fertilizer, organic soil stabilizer and mulch. In addition to
the native seed mix, apply the following matelials in a one step
applkation:
2000 lbs/acre cellulose wood fiber
6 gal/acre
rate per soil analysis
Earthguard (consult Hydroseed Company)
15-15-15 fertilizer
T bl CH d d • a e : 11; rosee mix
pey/,zerm lbs/ac Latin Name Common Name
10 /65 3 Erio;:;onw11 fasciculatum Flat-top Buckwheat
98 /70 4 Eriophyllum confe1ifl.oru111 Golden yarrow
20 I 4.0 2 Harzardia squarrosa Sm-vtooth goldenbush
90 /60 3 Lotus scoparius Deerweed
2 Mclica imperfecta Coast-range melic
70/60 4 Nasel/a pulchra Purple needle ·grass
85 /50 2 Sal'llia mellifera Black Sage
95 /75 25 PlantnJZo insularis Plantago
45.0 TOTAL
4. Installation Schedule
The optimum time for installing the planting as proposed is October 1.
However, the overall project constmction schedule may not allow for
installation at this time. The restoration ecologist shaU determine in what
ways the project should be adjusted to allow for .installation at the time
when the project is ready for erosion control planting of the temporarily
impacted areas.
9
CASSIA PROFESSJONAL OFFJCES
T.JPLAND HABITAT REVEGETATION PROGRAJ'vf
Table G: Installation Schedule
• Sequence Activity Target Date
1. Receive soil sample result from testing lab Sept. l
2. Preparation of revegetation area Sept. 4
3. Introduction of amendments Sept. 4
4. Installation of erosion control, if necessary Sept. 4
5. Irrigation installation Sept. 5
6. Weed control, if any by Sept. 7
7. Charging of soil with irrigation to 12" deep Sept25
8. Installation of containers Oct.1
9. Hvdroseeding Oct. 2
Within 6 weeks of project installation/ the restoration ecologist w.i11 certify
in writing that the restoration installation has been completed. The
resto.ration ecologist ·will follow-up with submittal of a letter to the City
describing as-built condHions of the mitigation area.
E. 120-Day Establishment Maintenance
February 10, 2006
Establishment maintenance activities shali'be carried out over a period extending
from the first day of container installation, through acceptance of the installation
as "complete" (by the restoration ecologist), and for a period of 120 days
afterward. The most critical maintenance activities include intensive irrigation
system monitoring and adjustment, and weeding.
1. Irrigation and Fertilizer
Irrigation shall begin as soon as the first containers are planted. The goal
is to proyjde moisture several inches deeper than the container depth.
Maintenance personnel shall not create wet or soggy conditions by over
watering. Applications shall be scheduled to occur when there is light
wind. The soil moisture shall be checked with a probe often so that the
irrigation schedule can be adjusted. As the seeds germinate and an even
coverage of seedlings (two to three inches in height) is realized, the
frequency of irrigation should be gradually reduced and the duration
increased.
Fertilize only if directed by restoration ecologist.
Februa1J' 10, 2006
CASSL-1 PROFESS!OlvAL OFFJCES
UPLAND fL4BITAT RE1'EGETATION PROGRAM
2. Weed Control
3.
4.
5.
Post-planting weed eradication shall occur when weeds threaten to
ovenun the revegetation and/or prior to the setting of weed seed, until
the project is accepted as .initially established, 120 days after the
installation is deemed complete. All methods of weed removal must be
approved by the restoration ecologist prior to being implemented by the
contractor. If herbicides are utilized, they must be applied by a licensed
pest control conh·actor.
Trash Removal and Vandalism Conh·ol
Trash removal must be performed by the contractor prior to release for
his 120 day maintenance obligation. Vandalism of planting, irrigation,
and/or other revegetation associated equipment shall be reported by the
maintenance contractor to the restoration ecologist or the Owner within
three working days of discovery.
Erosion Control Maintenance
Repair of plantings due to erosion is the conh·actor' s responsibility. The
maintenance contractor shall repair small erosion problems as noticed,
and not to allow them to become major problems. After repaired, seeding
and or container planting of the area shall be specified by the restoration
ecologist if necessary.
Replacement of Vegetation
At the end of the 120-day maintenance period, the contractor shall deliver
to the owner an installation with 100% sLirvival of containers and
generally uniform germination across the entire revegetation area.
During the final maintenance walk-through with the installation
contractor's maintenance supervisor at the end of the 120-day
maintenance period, the restoration ecologjst shall determine if initial
establishment is adequate. If it is determined that remedial plantings are
required for the installation to meet these stated goals, the restoration
ecologist shall provide a written description of the necessary remedial
work to the owner and the contractor. Re-hydroseeding shall occur if
large areas do not support seedlings (hand seeding may be allowed for
small areas). Container plants which, in the opinion of the restoration
ecologist are dead or unhealthy shall be replaced according to
performance standards.
11
CASSIA PROFESSIONAL OFFICES
l.iPLAND HABITAT REVEGETATION PROGRAM
If the establishment failure is determined to be the fault of the contractor,
all labor and materials associated ·with remedial re-planting shall be the
responsibility of the contractor.
6. 120 Day Inspection Schedule
The contractor's supervisor and the restoration ecologist shall walk the
reve$etation area weekly during the first 60 days of the establishment
period, and once every two weeks thereafter. This schedule may be
reduced if determined unnecessary by the restoration ecologist.
F. Long Term Maintenance
February JO, 2006
Long term maintenance shall occur from the end of the 120-day establishment
period until the project is determined to be fully established by the restoration
ecologist, and signed off by the Oty.
1. Long Term Irrigation and Fertilizer
After the 120-day establishment period, irrigation frequency will continue
to be reduced. The contl'actor shall provide a two man crew dedicated to
inspect and adjust irrigation at least once every two weeks until the next
rainy season.
During the first summer, deep, infrequent irrigation is recommended.
The plot(s) shall not be allowed to become so dry that desiccated plants
result. Plant losses incurred by the contractor during the first dry season
are the responsibility of the long term maintenance contractor.
Dur.ing the second winter, irrigation shall be applied on an as needed
basis. During rainy times the .irrigation dock may be turned off for
several weeks. The contractor shall continue to provide a two man crew
exclusively dedicated to inspect and adjust irrigation at least once every
two weeks during the second week rainy season.
Dur.i11g the second summer, irrigation scheduling may be discontinued,
or shall occur very little on plots that have not required remedial
planting. On plots that have required remedial planting, irrigations shaJI
be applied based on the youngest plantings on the plot.
At the date the restoration ecologist determines that the revegetation can
sustain without irrigation, it shall be discontinued. The target date for
12
2.
3.
4.
February IO, 2006
CASSL-1 PROFESSJOlvAL OFFICES
UPLAND FL4BITAT REVEGETATION PROGRAM
cessation of irrigation is the first good rain after the second dry season of
the installation. If remedial plantings require additional irrigation,
irrigation shall continue on those plots, for only as long as necessary. At
the time that the restoration ecologist determines that the installation is
self-sustaining, written notice will be provided to the City that hTigation
has been terminated, and the erosion control revegetation is deemed
established.
Long Term Weed Control
Long term weed control shall focus on limiting the establishment of
highly invasive plants such as: Pampas grass, Fennel, Mustards,
Tamarisk, etc., and interrupting the flowering cycle of weeds so seed is
not produced. The restoration ecologist shall approve of all methods
used. Minor 1nfestations of less aggressive weeds will be tolerated. AU
pesticide and herbicides must be applied by a licensed pest control
contractor.
Weeding and other routine maintenance shall be accomplished monthly
for the first year. Thereafter, weeding shall be accomplished as directed
by the restoration ecologist.
Long Term Trash Removal and Vandalism Control
Trash removal must be performed by the contractor every six months or
more frequently as directed by the restoration ecologist. Vandalism of
planting, irrigation, and/or other revegetation associated equipment shall
be reported by the mah1tenance conb·actor to the restoration ecologist or
the Owner within three working days of discovery.
Long Term Erosion Control Maintenance
During the long term maintenance period, erosion should become less of
a problem. Minor rills may be tolerated, but if problems in a particular
area persist, the contractor shall install erosion control devices such as
straw waddle to remedy the problem. If the contractor has repeatedly
over-watered an area, and the restoration ecologist has repeatedly asked
for a reduction in irrigations, the contractor may be responsible to repair
the damages associated with major failure. During the rainy season, the
contractor must provide irrigation persom1el to tum off stations when soil
is saturated. Remedial planting due to erosion and slope failure shall be
specified and directed by the restoration ecologist.
13
CAS51A PROFESSIONAL OFF'/( 'ES
UPLAND HABITAT REVEGETATION PROGRAM
5. Long Term Replacement of Vegetation
Recommendations to replace vegetation shall be made by the restoration
ecologist, who is responsible for distributing these recommendations to
the owner, and the installation contractor or maintenance contractor. 111e
restoration ecologist sha11 coordinate with these parties as necessary to
organize the remedial plantings.
If determined necessary by the restoration ecologist, re-seeding of areas
which have not properly established shall be by hand seeding. Container
plants which, in the opinion of the restoration ecologist are dead or
unhealthy shall be replaced if no other native plants occur within six feet
of the dead plant.
6. Long Term Inspection Schedule
The contractor's supervisor and the restoration ecologist shall inspect the
revegetation quarterly until it is accepted as established by the City.
G. Assessing Habitat Performance
frbruary 10, 2006
1. Ouarterlv Assessments
Each quarter during the long term inspection, the restoration ecologist
shall do a visual on1y assessment of revegetation area growth. The
revegetation will be assessed, and notes will document performance. A
sumrna1y of qualitative monitoring notes will be distributed to the
maintenance contractor and the ovmer.
The following categories v.1ill be assessed during each quarterly area
walkover:
1) Irrigation system
2) Trash / Vandalism
3) Weed Infestation
4)
5)
6)
6)
7)
8)
Erosion
Pests / Disease
Container Survival (until visually indistinct from seed grown
materials)
Cover of indicator species
Percent cover of key species (dominant and sub-dominant)
Observations/ Recommendations
14
Februa/J' I 0, 2006
CASSIA PROFESSIONAL OFFICES
UPLAND HABITAT REJ'EGETATION PROGRAM
2. Photodocurnentation
Photodocurnentation provides a visual record of performance.
Photodocurnentation stations will be established at locations where views
best capture the revegetation project. The same photo stations will be
used throughout the project. Project quarterly reports will include a
current photo of each photo station for that reporting period. Annual
reports will include baseline and yearly photographs for each photo
station.
3. Performance Standards
Performance standards will be used to assess whether the revegetation
has established satisfactorily, and has qualified for agency sign-off.
Table H: Performance Standards for Habitat Creation Area A
120 Uniform germination of hydroseed (as acceptable to restoration
Dav ecologist)
90% survival of contractor installed container material
I Year 1 20% achievement of ultimate vegetative cover of native species
80% survival of installed container material, unless their
function and value has been replaced by natural recruitment
No highly invasive species present; maximum 10% ultimate
cover of weeds considered not a threat to displace native
vegetation.
I YeaT 2 50% achievement of ultimate vegetative cover of native spedes
By year-end of second dry season, shut off supplemental
irrigation.
No highly invasive species present; maximum 10% ultimate
cover of weeds considered not a threat to displace native
vegetation.
If necessarv:
I Year3 50% achievement of ultimate vegetative cover of native species.
100% survival of remaining dominant/sub-dominant species
(Table B, p. 9)
No highly invasive species present; maximum 10% ultimate
cover of weeds considered not a threat to displace native
vegetation.
15
February 10, 2006
6.
Performance Standards definitions
CASSIA PROFESSJOr,.tlL OFFICES
UPLAND lL1BITAT REVEGETATION PROGRAM
"Ultimate'1 Vegetative Cover of CSS Species -the percent cover of native
plants in the sample typically associated with native San Diego County
Coastal habitat. One hundred percent cover is the maximum "ultimate"
cover possible. Other cover types might be Bare Soil, Litter, Exotic
Species, and/or Species not typkally associated with CSS.
Native Species -Any establishing plants considered native to San Diego
County will be an acceptable erosion control cover by this plan.
Highly Inva-;ive Non-natives -Non-native plants known to naturalize in
coastal habitats of San Diego County with the ability to displace native
plants, thereby posing a risk of permanent :infestation as determined by
the restoration ecologist in consultation with the open space preserve
manager.
Non-natives Considered Not a Threat -Non-native grasses and other
weeds that do not out-compete or displace natives, and do not preclude
the growth and establishment of natives within the revegetation or
nearby existing habitats, as determined by the restoration ecologist in
consultation with the open space preserve manager.
Final Performance Monitorin~
Final performance monitoring shall take place no sooner than two dry
seasons after the installation is completed, as dated by the restoration
ecologist's written certification provided within 6 weeks of the project
installation. Once satisfied that the revegetation is established in
satisfaction of the performance standards,, the restoration ecologist shall
document the findings in a letter report distributed to the City. If the
performance standards are not met after five years, the applicant shall
submit a remediation plan as an amendment to the City permit.
7. Record Keeping
Project records will be kept on file v\rjth the restoration ecologist. Data
collected during the project will be distributed to the project owner and
the Oty by December of each year. Records of both positive and negative
results from visual assessments will be incorporated .into the yearly stahis
reports to be submitted to resource agencies.
16
CASSLd PROFESSIONAL OFF1CES
UPLAND HABITAT REVEGETATION PROGRAM
H. Long Term Management
Preserve area habitat is required by permit to be managed by a long-them
management entity acceptable to the City of Carlsbad. Once the revegetation is
considered established by the City of Carlsbad, this same management entity
will assume long term management and maintenance of the revegetation.
I. Funding
The revegetation installation, maintenance and assessment shall be folly funded
by the developer(s) of the Cassia Professional Offices until the final sign-off is
given for acceptance of the revegetaiion by the City.
J. Contingency Measures
February I 0, 2006
If all project performance standards have not been met by three years after the
initial installation, and provided that the developer has made a good faith effort
to establish habitat based upon this program, the Owner may request the City to
allow a contingency measure(s) to achieve a stable revegetation area. The City
shall have complete discretion in accepting or rejecting any proposed
contingency measures. Possible contingency measures may include the
following.
1. Revegetation Functions as Erosion Control
2.
If a portion of the revegetation plot meets pe1forrnance standards1 but
includes an inclusion(s) of vegetation that is non-conforming, the
restoration ecologist may request that the City accept the revegetation if
the function of erosion control has been met throughout the revegetation.
However; the performance standards applicable to non-native species
must apply to all revegetation.
Revegetation vvith Ornamental Species
If a good faith effort to establish native habitat has been made by the
project owners, but poor establishment persists, the restoration ecologist
may make a recommendation that the owner install non-invasive
ornamental vegetation to provide erosion control in the revegetation area.
17