HomeMy WebLinkAboutHMP 07-02; MUROYA SUBDIVISION; RESTRICTIVE COVENANT PROPERTY ANALYSIS REPORT; 2011-11-07MUROY A PROPERTY
RESTRICTIVE COVENANT
PROPERTY A~AL YSIS REPORT
Prepared for:
Taylor :\·1orrison of CA
Conlat:l: April Tornillo
(949) 341-1289
Prepared by:
San Di go Habitat Conservancy
Contact: Don Scoles
(619) 668-7474
November 7, 2011
..
PROPERTY ANALYSIS RECORD
MUROYA PROPERTY OPEN SPACE, CARLSBAD
November 7, 2011
A Property Analysis Reeord (Pl\..R) has been prepared for the Muroya Property Open Space
Restrictive Covenant (Operated Property), in accordance with the provisions in the October 14.
201 I Cost Proposal Agreement betweer. San Diego Habitat Conservancy (SDHC} and Tay:or
Morrison of CA, LLC (Project Proponent). The purpose of the PAR is to identify the task.,; and
costs associated w:th the Jong-term management and maintenance of the 8.53-acrc Operated
Prnperty located within the City of Carlsbad.
This PAR includes InitJal & Capital Tasks and Costs, as well as Long-Tenn Annual Tasks and
Costs associated with managmg the Operated Property and the sensitive habJtat and reoourccs
within the Operated Property. Refer to Attachment .A for a map of the Operated Property :1abitat
and boundaries. The Centei· for Natural Lands Management PAR2 software was used in
preparing this estimate. Refer to Attachment B for the PAR worksheets.
SDHC staff conducted a site .,,sit of the Operated Property on October 20, 2011. Mr. Jim Rocks
is proposed as the Preserve Manager (PM) and Mr. Rocks meets the Preserve Management Plan
(PMP) requirement for PM. The primary source: used to revise this PAR is die PMP for the
Muroya Property, Carlsbad, California prepared. by Dudek in September 201 I. Other
documentation reviewed in preparation of this PAR indudes:
• Mitigated Negative Declaration, Environmental Impad Assessment, and Mitigation
Monitoring and Reporting Program, City of Carlsbad February 10, 2010 (GPA 0(l-0WZC
06..08/SPA 203D;LCPA (}6..fJ9/CT06~27/CP 06-19/CDP 06-32/HDP 06-IO! HMPP 07-
02).
• Draft Conceptual Upland Mitigation Plan for the Muroya Property, City of Carlsbad.
California by Dudek October 201 l
• Muroya Site Plan, by Pang'<1ea June 13, 2011
The PAR has been organized into the following categmics:
• Open Space Re~1:rictive Covenant Description
• faitial & Capital Tasks
• Annual Tasks and Costs
• Cost Estimate Summary
• Additional Assumptions
• At1achmtmts
OPEN SPACE OPERATED PROPERTY DESCRIPTION
The 85-ac:re Operated Propt.'Tty consJsts of mitigation lands associated with the Muro ya Property,
located in the City of Carlsbad. The property is s:tuated withil1 the U.S. Geological Survey
(USGS) i.5 minute Encinitas qt:adrangte, Tl2S, R4W; Section 28. Refer to the map in
Attachment A for lhe boundaries of the Operated Property (shown as Lot 4).
The Operated Property contains both agricultural land, ornamental Jllan.ting. and disturbed land
whicn will require restoration and creation of habitat as a result of mitigation requiren'lent'i for
project impacts. A five~year restoration program is proposed for approximately 0.92 acre within
the total 8.53 acres. As a cost saving measure for Taylor Morrision, this PAR assumes that the
restoration contractor will perform the management duties outline in this PAR and in the PMP
during the first three years of restoration, starting in 2012. The endowment amount and
emergency and legal fund shown in this PAR will funded in 2012. SDHC w1l1 assume active
management of the majority of the Operated Property in 2015 and (}nee restoration is completed
(estimated to be 2017), SDHC will include rrumngemcnt the 0.92-acre rcstoratio11 s:te as part of
the Operated Property.
A summary of the various habitat types i:. pruvided below, along with a breakdown of the acreage
proposed for conservati-0n, restoration, and creation. The habitat types summarized below arc
projected after complelion of the restoration program.
Habitat
Native Grassland
Southern Maritime Chaparral
Waters of the U.S.
Coastal Sage Scrub
Southern Mixed Chaparral
TOTAL ACREAGE
Acreage
0.19
5.41
0.02
2.03
Q,88
8.53
Four special status st..'TISibvc plant species are present within the Operated Property: California
Adolphia, wart~stemmed ceanothus, Nuttal's scrub oak, and Engelmann oak. The one MHCP
covered wildJi fe species within the Oper.ated Property is the coai5tai California gnatcatcher.
INITIAL & CAPITAL TASKS
A.ssumpt1qns f2r )rutial & Capital T~nd ... Costs
l. Property Inspection. Prior to accepting responsibility for long..:tcm1 mi.mager:ient, SDHC
will conduct a property inspection to review the condition of the prop,..4"1:y and compare ii
to the conditions stipulated in the PMP. The focus of me insµcctfon will he on the
condition of the upland& and sensitive plant species, the results of the c..Tealion, restoration
and enhancement efforts associated with the PMP. and the condition of the siLe in general
with regard to exotic species, weeds and tr.:ish, The SDHC PM shall inspect the property.
A&smnes inspection of the Operated Property (excluding the 0.92 acre to be testored)
occurs in 20 t 2 when the site wm be turned over to SDHC for long-tcnn management.
2. Baseline Documentation. SDHC will conduct baseline surveys of habitat and sensitive
species and will document the statt:S of exotic 5pedes (phmts and animals) observed
during surveys. Baseline mapping wilt . be completed in GIS, utilizing a digitized
topographic base map, digitized vegetation and sensitive species maps, and aerial
photographs provided by Taylor Morrison of CA, LLC/Dudek. 'lhc baseline
documentation wiU also include a focused survey for Coastal California gnatcatchcr
(three-visit protocol survey} and all MHCP-covered species.
Finill !' AR November 7, 2!ll l 2
3. Coordination W1tb Ogera.ted PmpcJ!Y Biologi~~-The PM u'ill coordinate and consult
with the Restoration Biologists responsible for creation, restoration and enhancement
efforts.
4. Patabase Managcm£Ut. File set up in SDHC file management system, including hard file,
electronic files and GIS mapping.
5. The cndov,ment will be funded in 2012 and long..tcnn management of the Preserve will
start in 2015. Initial costs wm be funded by growth in the endowment during that pc,,-riod.
AN~UAL TASKS A:SD COSTS (Shown on Attachment B, Section 9) $14,169.60
Assumptjotls for AnnuAfasks anq Co§t~
6. Community Outreach. The PM will educate the residents of the Muroya property
development by providing a hi-annual newsletter lhal describes the sensitive habitat and
resources, the need for community support to preserve the resources, and to explain how
to avoid indirect imp$cts to the resources from domestic pets and exotic plant and pest
species associated with adjacent landscaped areas. The ne\vsletter will be provided to the
HOA every two ycar!i. T'he PM will attend a meeting of the HOA in the year when n
newsletter is not released to provide to the HOA (every other year). The meeting
presentation will include a status update of preserve management and educate the
homcov.ners about the preserve and their role us preserve stewards. The PM will report
persistent and chronic problems related to human or exotic spec1es encroachment to the
City of Carlsbad.
7. General <&<w.hnation. The PM will coordinate with the City of CarlslY,1d planning
depart1rn."flt, Prc::.'Crve Steward, po:ice ancVor fire officials as needt,-d regarding
encroachment issues, transients or illegal activities within the Operated Propeity.
Coordination and consultation with these officials is expected to be accomplished
primarily by phone calls, email and fax, and occasional field meelings, A portion of this
time will be for SDHC to attend quarterly preserve steward meetings hosted by the City.
8. J)i,,§~linc Documeyi.t.l!H9n, The PM will update the baseline vegetation mapping and
revise the PlVlP every ~ years. \.1apping will continue to be accomplished in digital
format (GIS) and habitat types will be documented in tables. Mappi11g will include
locations of sensitive habiwl, plant and animal species observed within the Operated
Property during quarterly site visits and as dooumented during focused surveys,
Observed species within each habitat type will be documented by produdng a list of all
species observed directly or indirectly and mapping of MHCP-covcred species. The
PMP update will revise the text to include general trends of data collected during
quarterly site visit'! and annual sensitive species surveys. Adapti"e management vf the
species or habitats, if necessary, will also be included in the PMP reviswns. Assuming
that restoration· area will be completed in 2017, inspection of the restoration area will be
included as part of the first baseline update in 2017. Baseline si.;,rvey of the restoration
area will utilize all data and maps :impplied at the end of the 5-year mitigation and
monitoring effort and baseline surveys will field verify the status of lne most current
mapping and confirm success criteria havCbeen met in accordance with '!'he perJonnnm:e
standards described in the Restoration Plan.
3
9. Sem;itiveSpe~Survevs. Coastal Cabfomia gnatcatchcr protocol surveys wiH be
perfom1ed every three years and the 45-day fC.".POrl submitted. To save cost, one of the
three required survey Visits will be performed concurrently with the spring quarterly
monitoring visit 'Nuttal's scrub oak, an MHCP-covercd plant species will also be
surveyed annually. Annual survey results for covered species will be included :n the
annual report. Other sensitive species will be documented by presence-absence surveys
every five yearli as pan of the vegetation mapping updates.
l 0. Quarterly !ns~ctions and Assessment§, The PM will conduct quarterly site asscs . .,menti
to observe natural conditions and identify potential conflicts t-0 the Operated Property
preserve goals. Quarterly visits will focus on illegal/unauthorized activities. dumping,
mis-use of, or creation of new/illegal trails, significant iuc~ase in invasive species and
general habitat conditions. Aerial photographs will be purchased annually to aid m the
on-going patrolling/monitoring efforts and for purposes of documenting change~ or
problem areas. Trash pick-up and removal will also occur during these quarterly visits.
The PM will inspect Operated Property p;igr:s and replace as necessary. lt is assumed thai
most signs will need to be replaced every five years. Illegal squatting, hunting. or
poachirtg/collecting within the Operated Property will be reported to the City Police
Department. The PM will maintain a log of all incidences of illegal activities withm the
preserve and discontinued acthities will be reported to the Police Department, the City's
Preserve Steward, CDFG and USFWS. The PM will dete1mine the need for temporary
foncmg, erosion control, or hydroseeding during the quarterly visits. Quarterly visits wm
be documented by keeping a monitoring log of site conditions. The quarterly log reports
shall he appended to the annual report.
1 t. t\nnual Site Y,t:iit and Surv~. One of the quarterly site visits will consist of an annual
vislllll inspeclfon of the habitat. Vegetation maps v.•m be updated if significant habitat
changes occur: updates wi11 be disclosed in the annual report
12. l!lya;ri:ve and Exotic,S,p,~1::;!~§ Removal and Erq~ion Control, SDHC will be rcspor:sib1e
fur removing invasive and exotic species from the Operated Property, focusi11g on those
species identified in the Cal-IPC pest plant list. Exotics removal procedures will compiy
with the requirements of the PMP and will consist primarily of hand or mechanical
removal, or use uf low persistence herbicides, Herbicides will be used on.ly if necessary
and at the discretion of the PM. Areas where exotics removal will be focused will be
identified as part of the baselim.~ (first year) vegemtion mapping, which will document
where the removal efforts should be prioritized. The PM will supervise the exotics
removal/weeding efforts. Two weed:ng efforts are required by the PMP, It ls envi'>joncd
truu the PM will perform some weeding during quarterly monitoring visits and one larger
weeding effort will be perfonned by a work crew. Some erosion repair is expected and
the work crew will assjst with erosion control and maintenance tasks whe:i on-site,
13. AQnual Repou, The PM will prepare an annual report 10 be submitted to the m
October of each year. The City compiles annual rep<lrts from all managed preserves ;n
their jurisdictions and distributes the City-wide report to the resource agencies m
December of each year. The annual report shall include field notes, mapping, photo
documentation and recommendations for future maintenance and possible remedial
measures (adaptiYe management) if deemed necessary to ensure the perpetual
conservation of the sellsilive habitat and resources on site. The annual report will compile
the mformarion from the quart~rly site assessments, field 1ogs and survey results and wit:
make rccommendalions for subsequent annual efforts.
4
14. Signs. TayJor MrnTison. of California, LLC will install up to 15 permanent preserve signs
around the Operated Property displaying pertinent restrictive mfonnation, such a::;
"Habitat Conservation Area'', "No Trespassing" and "No brush management act:vities
beyond this sign''. Locations of tl1e signs will be at potential public access points. The
PM will be respons,ble for sign replacemen: after the initial instal:ation, Signs an."
assumed to be replaced every 5 years as necessary,
15. SDHC will update site conditions, hard file~. e!cctromc files, and GIS datu annually and
kept at SDIIC's offices.
I 6, Annual on~going costs in;::]ude an Administrative cost of 24% and Conti11gcncy cost of
12'%. Contingency costs include adaptive numagement and research and development.
Contingency cc)sts may pay for initial and capital tasks in the tirst year of management.
FlNANClAL SUMMARY
Annual Ongoing Finaniial Requirements-$14,169.60
Endowment lo Provide Income of $14,169,601
Emergency and Legal Defense Fund ( 4°/c,)
Total Contribution
Assumes a 4.5'1/o capitalization rate.
ADDITIONAL ASSUMPTIONS
$ 314,8(,7.00
$ 12,524,68
$ 327,461.68
• Assumes SDHC will be the preserve manager of the Operated Property in pe:-p~luity.
The property owner will maintain fee title to the open space and will transfer
O\mersl:ip to an HOA or other similarly formed e11t1ty.
• SDHC will not be rcspon8ible for the integrity of mtmufactuted slopes (a."-sociated
with site development, removal of historic fill, or road improvements}, brush
management zones, drainage improvements, or permanent fencing and gates between
the developmc:it and the Operated Property. AU brush management zones <1re
outside the limits of the Operated Property.
• Project Proponent shall guarantee and maintain legal and physical access to the
Operated Property so SDHC can pcrfonn their (,ibligations. Fencmg and gates/locks
shall be maintained by the Project Proponent with lock combinations or keys
supplied ro SDHC.
■ If re,.·cgctalion is necessary within the Operated Property, SDHC will coordinate with
the City and wildlife agenc1cs and make recommendations for a. planting plan
(seeding from on.site seed collection, hydroseed mix or container stock). Formal
restoration plans are not included 1n this PAR. Restoration is limited to contingency
and adaptive management funds. No iong•term irrigation is assumed, nor is an
increased level of monitoring beyond the on-going annual monitoring proposed in the
PAR.
5
• Project Proponent will make available to SDHC all biologica.J resource vegetation
maps, sensitive plant maps and digital files associated with biolog:cal resource
surveys within the Operated Property and the PMP restoration efforts. at the time the
SDHC takes responsibilit)' for hab1tat management. In addit1on, the ProJeCt
Proponent shall provide a .digital base map with topography and Operated Property
boundaries. Bowxlary survey data points shall also be provided to SDHC.
• Estimate does not include the costs associated \\rith SDHC and SDHC Gent-ml
Counsel review of legal cocuments. including but not limited to: Restrictive
Covenant. Title Reports, Management Agreements, Access Agreements, or Deeds.
Review and comment on applicable documents will be performed under a separate
contract prior to SDHC taking responsibility for long-term habi:at management, A
minimum of four weeb is t\!quired between when these documents arc final to
document execution to provide time for SDHC Board of Dirc~tor review and vote,
• The Project Proponent i.iutll provide a current aeria1. at n scale of 1"=400' and as
current as possible to the date of the initial properLy inspections, prior to the date of
inspection. The aerial will be used during 1he site inspection to document the
condition of the site upon transfer of duties.
• SDBC is not responsible for hydrology or flood control within the Operated Property.
Substantial erosion impacts from major flood events are outside the scope of the PAR
and wil: be the responsibility of the property owner if deemed necessary by the City
or wildlife agencies, SDHC will, huwevtT, implement erosion control mcusures as
needed for mi:ior erosion within the limit'> of the contingency fund.
• Thii.i estimate doe, not include ongotng fence and gate n:ainienancc. It is assumed
that all fence and gate maintenance will be the responsibility of the HOA. Fence
maintenance m.-eds will be Msessed during quarterly site patrols and repairs
coordinated with the HOA, if necessary, SDHC will coordinate with the City and
wildlife agencie~ to determine the most e:fective use of foods,
• SDHC efforts shall begin in 2012 and this estimate is good for a period of six
months.
hm1: PAR November 'I, 2()11 6
ATTACHl\1ENTA
OPEN SP ACE EASEMENT J\IIAP
7
i '
atrY OF ;;MUl6Av 71illc:r $AaA TA PfWJ'IJlft'Y
/ 1>IAP HO. j fU40
;;!TY! OF CA8t9BAJJ rRACT PIJ-IO Y/.Mi!Moru PRDPIIRTY
MAP /'11,J. 14/Jll!J
MUROYA
SITE PLAN
JUNE 13. 2011
LOT4
OPl:NSPAOE
!HIAC
~
SCALE: 1 "=140'
ATTACHMENT B
PAR WORKSHEETS
8
Section 9 -Ongoing Tasks and Costs
Property Title: Muroya Property Dataset: CA004 PAR ID: P1011 10/21/2011
Budget:PAR
Number Cost/
Task list Specificaton Unit of Units Unit
BIOTIC SURVEYS
Project Management Coordinate wl'Clty, ot!lars PM l. Hours 6.00 83.00
Pro/eel Management Cuarie!'l)' Monitoring PM L. Hours 16.00 8300
Oltler Baseline Mapping-Veg PM L.Hours 4.00 83.00
Other Baseline Mapping.. V!.?9 GIS l... Hours :mo 110.00
Other CAGN ProlOl,lo! Survey L. Hours 12.00 63.0()
Sub-Total
HABIT AT MAINTENANCE
Erosloo Cootrol
Exot.:: P!ant Control
Exotic Plarli Contrn!
Exotic Pla111 Control
Exotic Plant Control
Other
Sub-'fotal
PUBLIC SERVICES
Sign, AIL;mlnum
Sign, Aluminu111
Community Outreach
SubTo1al
REPORTING
Monitoring Repnrts
Mooiton11g Reports
Monlklling Reports
Mcmilorin;J Reports
Mon.:toiin;i Reports
lvlonitoring Reports
t"10nit::irinQ Reports
Monib:>rlng Reporls
Report Produc:ion
Other
Sub-Total
SMP mamrials !rem 1.00 200 .. 00
Hand Remo;,,at, Labor l. Hcurs 20.00 36.00
PM Mgt. a.nd Dlrectl01 L.Hows 2.00 83.00
Field SllpaNlsor L. Hours 6,00 60,00
Herbicide, concentrate f3,al, 1.00 225.00
Debris remo ... al. clump fee Item 1.00 100.00
Aluminl.im 12" X 26" Item 15.00 37.0(]
Alvminum 12" X 2t3" lnstalkl L. HOJ1'$ 6.00 35.00
Brochure or Meeting PM L. Ho:;!'$ 4.00 sa.oo
Quarterly Reports PM L. Hours 8.00 83,00
Allnual Report PV L Hours 12.00 8300
Annual Rape(! GIS L Flours 2,00 110,00
CAGN Report PM L Hours 6.00 83.00
CAGN Report GIS L. Hours 1.00 11000
PMP update PM L Hours 12.00 a:too
PMP updale GIS L Hours 2.00 110.00
Report Revlel"J end edit EO L. H0'1fS 2.{lO 103.00
Labor L. H¢U:"S 4.00 40.GO
Aen.ai Photo Photo ·1.00 50.00
Proper,y Analysis Record 2.0 (C) 1999, 2000 2001 Centsr for Natural Lands
425 E Alvaraoo SL. Suite H, Fallbrock. CA 92028-2950
Annual Divide Total
Cost Years Cos1
498.0C 4g,(:,Q()
1,326.0C ~ 1,328.00
332.00 5 56.40
220.CO 5 44.Q{}
99{:l.00 3 332.00
2,268.40
250.00 1 250.00
700.00 1 700.00
166.00 1 166.00
360.00 1 36000
225.00 225 00
150,0J 150CO
1,851.C()
555.00 s ,11 00
280.00 5 56.00
33200 -t 332,00
499.00
654.00 664,0J
996.00 1 996 :),'.)
220.00 220 !JO
498.00 3 166.,J()
110.00 3 3A .. 67
996.00 5 19920
220.00 5 44,00
206.00 206 . .JO
16:J.OO 160.00
5J,00 50.00
2,741 .. 87
Sect9 Page 1
>•""ifh¼--WA---"''•; -•• -'='me __ ,,
Number Cost I
Task list Speciflcaton Unit of Units Uri!
OFFICE MAINTENANCE
Office SuppUes. Yam Reproduction and supplies Year mo 225.00
Sub-,otal
FIELD EQUIPMENT
GPS, R::l\ler & Base Lnif GPS/Ceme•a/La;:1top/Pho!le Item 1.00 8500
Vehicle Armual Mgt. Dulles Mile 720.00 0.55
Sub•Total
OPERATIONS
Audi CPAAu::1il Per site 100 50000
Contracts Bur:Jgeting ED L. HO'Jrs 8.00 103.00
1nsurarn;;e Liability/Fee Acres B.50 25.00
Project Acoounting Setup and maintain L. Hours 8.00 75.00
Sub-Total
CONTINGENCY & ADMINISTRATION
Contingency
Administration
Sub,-otal
Total
Proper:y Analysis Record 2J) (CJ 1999, 2000, 2001 eerier fer Natural lands
425 E Alvarado St, S,ti1B i-<, Faf!btQO~, CA 92028·2960
Arnual Divide Total
Cost Years Cost
225.00 225.00
225.rJO
85.00 es.oo
39600 396.00
481.00
500.0C 50C.00
824.C·C 1 82•LOO
212.50 1 212.50
600.00 600.00
2.136.50
1,224.33
2.742.50
:l,966.83
1L, 169 60
Sect9 Page 2
Section 10 -Financial Summary
Property Title: Muroya Property
PAR(9 ac.)
INITIAL FINANCIAL REQUIREMENTS
I & C Revenue
I & C Management Costs
I & C Contingency Expense
Total I & C Managarnent Costs
Dataset: CA004
I & C Administrative Costs of Total I & C Management Costs
Totai i & C Costs
Net I & C Management and Administrative Costs
ANNUAL ONGOING FINANCIAL REQUIREMENTS
Ongoing Costs
Ongoing Contingency Expense
Total Ongoing Management Costs
Ongolng Administrative Costs of Total Ongoing Management cost$
Total Ongoing Costs
ENDOWMENT REQUIREMENTS FOR ONGOING STEWARDSHIP
Endowment to Provide Income of$ 14, 169
Endowment per Acre is $ 34,985.
PAR ID: P1011
Rate
o;,')
12.00
24.00
12.00
24.00
Ongoing Management Costs Based on 4.50% of Endowment per Year.
10!21(2011
Total s
0
12,885
1,&46
14.431
3,464
H,895
17,895
10.202
1,224
11,427
2,742
14,169
314.867
Ongoing Management Funding is $14,169 per Year Resulting in $1 .574 per Acre per Year.
TOTAL CONTRIBUTION
Prt;,pert~ Arlalysit ~oord 2.0 (C) 1999, 2000, 2001 Center for Natural Lands
425 E. Ai...aredo St, Suite H. Fal!broc~. CA 92028-2960
332,7€2
Sect.10 Page 1