HomeMy WebLinkAboutSDP 03-01; KELLY / JRM OFFICE BUILDING; PRELIMINARY VEGETATION ASSESSMENT; 2003-01-07r
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PLANNING I
SYSTEMS
January 7, 2003
Mr. Joe Fogarty
LAND USE/ COASTAL PLANNING
LANDSCAPE ARCHITECTURE • LA39!KJ
POLICY AND PROCESSING
ENVIRONMENTAL MITIGATION
JAM / Kelly Palomar Airport Road 1, LLC
1040 S. Andreasen, Suite 200
Escondido, CA 92029
SUBJECT: Preliminary Vegetation Assessment of APN #212-040-64,
Carlsbad, CA
This letter report summarizes Planning Systems' preliminary findings of vegetation
occurring at the southeastern corner of Palomar Airport Road and College Boulevard
in Carlsbad, California. Also known as Kelly/ JAM Palomar Airport Road, this 6.06
acre parcel is proposed for a planned industrial/office development. This report
identifies vegetation communities and species existing on-site. It includes an impacts
assessment, and identifies measures proposed to protect riparian resources occurring
in the southern portion of the site.
Riparian resources observed on the property include Disturbed Southern Willow
Scrub (DSWS) and Freshwater marsh (FM), associated with Encina Creek, an
intermittent blue line stream that flows east to west through the southern portion of
the property. All on-site habitats considered sensitive resources are associated with
this stream. No sensitive plant species were observed on the property.
The proposed project will impact existing, on-site riparian vegetation as necessary to
improve the main access road to the site, an existing unpaved crossing that must be
upgraded to satisfy City of Carlsbad roadway design standards. Recently, biological
analysis and permit applications necessary to effect this widening have been
submitted to Resource Agencies by Pacific Enterprises, property owners immediately
east of the subject parcel. The Pacific Enterprises property owners included in their
biology survey an assessment of riparian vegetation on the Kelly/JAM parcel. They
also submitted to the CDFG and the ACE permit applications that quantified impacts
and proposed mitigation measures. Given that the Pacific Enterprises property has
previously initiated wetland impacts and measures permitting, this report will
reference the conclusions of reports and permit applications to provide a
comprehensive reporting of development proposed on the subject parcel. On-site
impacts presently under permit review have not been re-assessed by this report. The
conclusions of the Pacific Enterprises report are referenced.
I Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page 1
1530 FARADAY AVENUE • SUITE 100 • CARLSBAD, CA 92008 • (760) 931-0780 •. FAX (760) 931-5744 • planningsystems@nctimes.net
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Proposed development related impacts on the subject parcel not previously
addressed by biological analysis and permit application are as follows:
habitat type impacted acres
Exotic 0.33
Disturbed 4.57
Developed 0.22
TOTAL 5.12
The proposed project, less previously analyzed riparian area impacts, does not
directly impact habitats considered environmentally sensitive by resource agencies.
Indirect impacts that may be associated with the project in large measure already
occur due to surrounding urban uses, and are not considered by this report to be
environmentally significant.
Development related impacts to wetland resources due to Encinas Creek roadway
improvement crossing are proposed to occur on and adjacent to the subject parcel.
These impacts include installation of a 140' x 65' triple box culvert under improved
Laurel Tree Road. Permanent road crossing impacts are stated by Dudek &
Associates in their application for a Section 1603 Streambed as follows:
... "Permanent impacts associated with the Laurel Tree Road crossing include:
0.08 acre of southern willow scrub, 0.03 acre of disturbed southern willow scrub,
0.04 acre of freshwater marsh, and 0.05 acre of culverted waters of the U.S.,
totaling 0.2 acre, are unavoidable due to the improvements required at the existing
Laurel Tree Road crossing of Encinas Creek" .
The on-site portion of the Laurel Tree Crossing impacts as measured by Planning
Systems are as follows:
habitat type impacted acres
Disturbed Southern willow scrub 0.03
F-reshwater marsh 0.02
TOTAL 0.05
Measures have been previously proposed to address all project related wetland
impacts in the above referenced Dudek Section 1603 application. Measures include
creation and enhancement on Pacific Enterprises property, east of the Kelly/JRM
parcel.
In recognition that riparian resources will be preserved on the Kelly/JRM parcel
measures to assist this preservation are proposed as follows:
• A fifty-foot wide buffer, that may include a trail easement, is proposed to occur
between the defined bank of Encinas Creek and proposed facilities.
• Vegetation to be installed in the buffer zones is proposed to be drought tolerant,
native vegetation.
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page2
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1. Introduction
The project site is a 6.06 acre parcel known as APN # 212-040-64, located on the
southeast corner of the Palomar Airport Road /College Soulevard intersection, in
Carlsbad, California (Figures 1 and 2). The proposed project is the development of
an industrial/office building at the southeast corner of two urbanized prime arterials.
The project includes one building, vehicular access, perimeter parking, perimeter
landscaping, preservation of an existing riparian occupied, intermittent stream, a
partially vegetated buffer, and a pedestrian trail. The parcel largely exists in a
disturbed state, except for the riparian vegetated Encinas Creek, an intermittent
stream flowing east-west across the southern portion of the site. These riparian
resources have been the subject of recent biological analysis and permit applications
initiated by the property owner east of the subject parcel. To access both parcels,
Encinas Creek must be crossed at the southwestern corner of the subject parcel.
This stream crossing must be widened and improved to satisfy City of Carlsbad
roadway standards, which will necessitate impacts to the stream and riparian
vegetation.
Impacts resulting form the creek crossing have been assessed separately from this
report. Because the adjacent property owner has recently assessed the biological
impacts associated with this stream crossing, and applied for stream crossing
permits, this study will focus on areas of the subject parcel not previously addressed.
However, to provide a comprehensive biological assessment of site, reference to
previously accomplished work will be included in the report, including:
• Appendix B -Biological Conditions and Constraints at the Pacific Enterprises
Site, Helix Environmental Planning, Inc., March 13, 2001 ).
• Appendix C -Application for Section 1603 streambed Alteration Agreement for
the Proposed Pacifica Improvements Project, City of Carlsbad, California,
Dudek & Associates, April 3, 2002.
• Appendix C -Pre-Construction Notification for Nationwide Permit 39, Pacifica
Palomar Improvements Project, City of Carlsbad, California, Dudek &
Associates, April 3, 2002.
2. Methodology
Fieldwork was conducted on December 16, 2002, using an aerial photograph overlaid
with an engineered base map with spot elevations, 2-foot contour intervals, and shrub
massing. The entire site was traversed on foot, including dense brush areas. All
plant species were recorded. Sensitive plant habitats such as clay beds, indicator
species, sandstone, and mesic and xeric slope aspects were sought. Plant names
follow the most recent botanical literature: (Hickman, 1993); plant identification was
determined in the field and lab using: (Munz, 1974), (Beauchamp, 1986), (Abrams,
1960), (Mason, 1957); plant communities are classified according to (Holland, 1986)
and (Gordon and White, 1994); status of sensitive plants were evaluated according to:
(Skinner and Pavlik, 1994) and geological and soil surveys, (Weber, 1958, and
(Bowan, 1973). Greg Evans surveyed vegetation resources.
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page 3
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Camp Pendleton
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oject Site ■
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Figure 1
Regional Map
APN #212-040-64
Carlsbad, California
" ..I., San Vicente lt/r' Reservoir•
USA
MEXICO
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Base: USGS 7.5 minute Encinitas, CA quadrangle I
193 0 1000 2000 4000
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SCALE (in feet)
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LEGEND
Figure 2
Vicinity Map
Carlsbad, California
•72
LOCATION OF SITE
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Vegetation Resources
LEGEND
sym plant community Existing -FWM DISTURBED FRESHWATER MARSH 0.15 -DSWS SOUTHERN WILLOW SCRUB 0.24
~ EXO EXOTIC 0.52
~ DIS DISTRUBED / BARE DIRT 4.97
DEV DEVELOPED/ PAVED ROAD 0.18
TOTAL AREA (ACRES) 6.06
#021231 January 6, 2002
BASE: PARTNERS PLANNING ANO ENGINEERING EB L.rL...J"
NORTH SCALE: -1" = 100'
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Project Impacts
LEGEND
plant community -COASTAL & VALLEY FRESHWATER MARSH -DISTURBED SOUTHERN WILLOW SCRUB
c:=J EXOTIC
~ DISTURBED / BARE DIRT
DEVELOPED/ PAVED ROAD
TOTAL AREA (ACRES)
Impacts
Existing Proposed
0.15 0.02*
0.24 0.03*
0.52 0.33
4.97 4.57
0.18 0.22
6.06 5.17
* Measured by Planning systems from data provided by previous biological analysis
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PROJECT IMPACTS (not previously assessed)
IMPACTS ASSOCIATED WITH PREVIOUS PERMIT APPLICATION
(Laurel Tree Road Improvements)
ROADWAY WIDENING IMPACTS
('.;'\ PREVIOUS BIOLOGICAL ANALYSIS HAS ASSESSED THE IMPACTS ASSOCIATt-0 'Ni1H \.V Tl1E SlEAM CROSSING AS SHOWN IN THIS PLAN (SEE TEXTOFTH1S AEPORiJ.
IMPACTS ASSOCIATED WIHT TI-l!S PROJECT, BUT NOT PREVIOUSLY ASSESS&>, ARE THE SUBJECT OF THIS FIGURE.
SURVEY NOTE:
A. FIELO SURVEYED IN DECEMBER, 2002 BY PLANNING
SYSTEMS FOR VEGETATION RESOURCES
8 BASE MAP BY PARTNERS PLANNING ANO ENGINEERING
#021231 DECEMBER 20, 2002 83 L..J-L..jn
NORTH SCALE:• 1" = 100'
~ 0: <{ z ~ st a:
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b 0 :J st 13 0 I w N 6 ..-...., N ia 0 'ii, ~ a: z a: a.. 0. ~ <(
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3. Existing Conditions
The parcel exists in a generally disturbed state, with the exception of an intermittent
drainage, and asso9iated riparian habitat, that flows east to west across the parcels
southern boundary. The parcel has been regularly farmed and/or brushed regularly in
recent years, so that almost all of the upland vegetation on-site is non-native.
3.1 Soils
The Soil Conservation Service has mapped three soil types occur on the property.
The soil occurring near Palomar Airport Road in the northern portion of the parcel is
Los Flores loamy fine sand, 15 to 30 percent slopes, eroded (LeE2). This is an
upland soil derived from marine sandstone. Typically, this soil will evidence rill and
gully erosion, but the subject parcel is only gently sloping. It is likely that this parcel
these soils have been leveled by Palomar Airport Road construction and farming
activities which have occurring on-site since soil mapping was accomplished in about
1970. La Flores soil mapping also includes pockets of Diablo, Huerhuero, and Linne
soils, known to support sensitive plant species due to their high clay content. Clay
soils were sought but not found on this parcel. No sensitive plant species were
observed on this parcel.
The second soil type of the parcel is Las Flores loamy fine sand, 2 to 9 percent
slopes, {LeC). The components of this soil are the same as previously mentioned.
No clay lens and no sensitive plant species were observed in the area occupied by
this soil on the site. La Flores soils are not listed as a hydric soil in the USDA Soil
Conservation Service Hydric Soils List, March 1992.
The soil occurring in the central and southern portions of the property is Visalia sandy
loam, 2 to 5 percent slopes {VaB). This is a deep sandy loam found on alluvial fans
and, as in this case, floodplains. If undisturbed, these soils would typically support
upland Oak woodland, scrubs, chaparral, and grasslands. On-site, most of this soil
has been repeatedly graded (farmed). Upland natives only occur in isolation along
existing fence lines.
This soil can also support wetland habitat when a depression exists, as with the
intermittent stream on-site. This is the soil that supports the Southern willow scrub
and Freshwater marsh on-site. In the channelized portions of parcel, the USDA Soil
Conservation Service Hydric Soils List, March 1992, would consider this soil a hydric
soil.
3.2 Topography /Hydrology
The parcel occurs in a broad canyon bottom, bisected by a channellized intermittent
stream, with flood plain to the either side., Farming operations and prime arterial
roadway cO"nstrucflon existing along the north and west property lines, appear to have
disturbed historic topographic conditions to the extent that a largely developed
condition exists over the non-riparian portions of the site. Access to the parcel is by
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page 8
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an unimproved dirt farm road that is located on the eastern property line. The existing
stream crossing that is the subject of proposed widening occurs at the southeastern
corner of the parcel. A pad has been formed in the north-central portion of the site
that is currently used as a seasonal stand for farm products. Between the pad and
the intermittent stream, the site is formed to assist pad drainage, and to contain
overflow from the intermittent stream. The intermittent stream is channelized with a
mostly vegetated, flat-bottomed bed, and a well defined, sloping bank that has a clear
top of slope hinge point. South of the stream, along the southern property line,
relatively flat topography disturbed by past farming activity occurs.
The high point of the site occurs in the northeastern corner, at 107 feet MSL. The low
point of the site occurs at the western-most edge of the channellized bottom of the
drainage, at about 78 feet MSL. At its eastern edge the intermittent stream is about
1 o feet wide and about five feet oeeo. At ifs n ed e the intermittent stream is
about 50 feet wide and about ten feet deep. he low point of the site not associated
with the steam occurs in several locations at about 90 feet MSL.
\,.>,e~..........,,...,,.~
4. Vegetation Resources
Site vegetation consists primarily of plant species typical of disturbed lands and
riparian areas, particularly non-native weeds and wetland-associated species (see
Figure 3 -Vegetation Resources). Coastal sage scrub species are also present in
low quantities, but are too fragmented to be classified as an association. No sensitive
plant species were observed or are anticipated to occur on this property. A plant
species list is attached as Appendix A, Plants of APN 212-040-65, Carlsbad,
California.
Wetland Vegetation
4.1 Coastal and Valley Freshwater marsh (0.15 acre)
Freshwater marsh is dominated by perennial, emergent monocots that often form
closed canopies. Otten Scirpus sp. and Typha sp. are the dominant occurring
species. On-site, freshwater marsh vegetation is emerging along the stream bottom,
and sporadically on both sides of the intermittent stream. Southern cattail ( Typha
domingensis) and Tule (Scirpus are the dominant species on-site.
4.2 Disturbed Southern willow scrub (0.24 acre)
Southern willow scrub is typically composed of dense, broadleaved, winter-deciduous
species. On-site, Arroyo willow ( Salix lasiolepis) and Fremont popular (Populus
fremontii) are the dominant riparian species. Mulefat (Baccharis sa/isifolia) and
Mugwort (Artemesia douglasiana) occur as occasional understory species. The side
slopes of the intermittent stream, which support the understory, are significantly
disturbed, and almost totally dominated by Periwinkle (Vinca major), and Pampas
grass (Cortaderia jubata).
Upland Vegetation
4.3 Disturbed (4.97 acres)
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page 9
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An area is designated "Disturbed" when over 50% of the soil surface supports no
vegetation. Most of the site has been "maintained" to this condition. A temporary
Christmas tree stand presently occupies the north-central portion of the site.
Vegetation beginning to germinate with recent winter rains is dominated by non
native, weedy species. Ruderal species such as Perennial mustard (Hirschfeldia
incana), and California burclover (Medicago polymorpha) and Red-stem filaree
(Erodium cicutarium) presently dominate the emerging vegetation. Non-native
grasses are also germinating, including brome grasses (Brome Sp.). In several
weeks, a more diverse group of weedy species will be competing for dominance.
4.4 Developed/ Exotic (0.70 acre)
Areas are designated "developed" if they support paved or unpaved roads,
ornamental vegetation, or are bare as a result of other human activity.
Table 1 -Vegetation Communities
veaetation communitv acrea_Qe
Coastal and valley freshwater marsh 0.15
Disturbed southern willow Scrub 0.24
Exotic 0.52
Disturbed 4.97
Developed 0.18
TOTAL 6.06
4.5 Sensitive Botanical Resources
No sensitive plant species were identified occupying the site during field
reconnaissance. Given the highly disturbed state of the site, it is very unlikely that
sensitive species would be likely to occur on the property. No clay soil inclusions
were observed on-site. The upper soil surface has been repeatedly tilled over many
years. This survey was accomplished in December. Even though sensitive species
are not as likely to be observed in December, the intensity of site disturbance would
almost certainly preclude sensitive species from occurring on-site.
A rare plant survey was conducted by Helix on May 26, 2000 on riparian areas of the
site and adjacent property to the east by Helix Environmental, Inc. No sensitive
species were identified occurring in riparian areas, or on site areas proposed for
development. It was noted also noted in this report that because of the intensely
disturbed state of the project site and the dense canopy of the riparian vegetation,
that no rare plants are likely to occur onsite.
5. Other Resources
5.1 Animal Resources
No animal surveys were conducted as a part of this assessment, but reference to
previous studies is pertinent. In May 2000, and again in March 2001, Helix
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page IO
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Environmental Planning, Inc. prepared a letter report of Biological Conditions and
Constraints at the Pacific Enterprise Site that included the riparian portion of the
subject property. No sensitive animal species were obseNed occupying the subject
parcel or areas immediately east. A focused Least Bell's vireo suNey conducted
between April 12 and June 21, 2000 was negative. As part of the vireo suNeys, the
site was assessed as potential habitat for southwestern willow flycatcher habitat, but
was found to be poor quality for this species, and determined to offer a "very low
probability" for flycatcher use.
Dudek and Associates prepared U.S. Army Corps of Engineers (ACE) and California
Department of Fish and Game CDFG) permit applications for the Pacifica Palomar
Improvements Project on April 3, 2002. These applications refer to focused Least
Bell's vireo and Southwestern willow flycatcher suNeys, with negative findings,
occurring during the same time frame as the Helix report, April 12 to June 21, 2000.
However, Dudek lists the sighting of "a pair of yellow-breasted chats (lcteria virens), a
State Species of Concern, was detected in the riparian vegetation approximately
midway between Laurel Tree Road and the eastern border or the site". This would
locate this chat sighting approximately 750 feet east of the subject parcel, within the
same intermittent stream.
5.2 Jurisdictional Areas
A jurisdictional delineation.was conducted by Helix Environmental as a part of the
March 13, 2001 Pacifica Enterprises site letter report. The delineation also included
all riparian areas occurring on the subject parcel.. Subsequently, ACE and CDFG
-permit applications were prepared by Dudek and Associates and submitted for
agency review. These applications are presently in a state of agency review. An
excerpt from page 7 of this report follows:
Federal (ACOE) jurisdictional areas on the Pacific Enterprises property are
present within and along the perimeter of the main on-site drainage. ACOE
jurisdictional areas consist of approximately 0.2 acre of wetlands as freshwater
marsh, and 0.3 acre of non-wetland Waters of the U.S. an ephemeral drainage.
State (CDFG) jurisdictional areas (wetlands and non-wetland Waters of the U.S.),
as well as additional riparian habitat that meets CDFG jurisdiction vegetation
requirements. CDFG jurisdictional areas consist of 0.2 acre of freshwater marsh,
2.3 acre of southern willow scrub (including disturbed), and 0.3 acre of streambed.
5.3 Regional Context
The City of Carlsbad Habitat Management Plan (HMP) is a Natural Communities
Conversation Planning (NCCP subarea plan, addressing potential impacts to native
species and habitats while providing mitigation options that satisfy the federal and
state Endangered Species Acts (ESA's). The primary objective of the HMP is to
identify and maintain a preseNe system that allows for the sustained existence of
animals and plants at both the local and regional levels. The HMP preseNe is a
network of large blocks with interconnecting linkages.
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page 11
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The subject property is not located within any Carlsbad HMP designated Focus
Planning Areas (FPA's), Linkages, or Special Resource Areas. However, the parcel
is immediately north and west of linkage area F, which connects Core 6 and Core 8
FPA's and is intended to serve primarily as a stepping-stone linkage for birds. This
linkage consists mainly of coastal sage scrub and chaparral habitats. The proposed
project would not affect Linkage F.
The project site is located within the Mellow II Segment of the Carlsbad Local Coastal
Program (LCP), with the principal objective of this plan including protection of coastal
waters and associated tributaries.
6. Project Impacts
As previously discussed, impacts are proposed to existing on-site wetland resources
as necessary to construct roadway access (Laurel Tree Road) to the subject parcel
and its neighboring parcel to the east. These impacts have been fully addressed by
previous biological analysis and CDFG and ACE permit applications. The project
impacts discussion that follows makes reference to the biological analysis of riparian
areas proposed for impact see Appendix B -Letter Report to Mr. Ali Shapouri, Helix
Environmental Planning, Inc., March 13. 2001. For permit application to CDFG and
ACE see Appendix C.
6.1 Direct Impacts
The proposed project will occur entirely on lands that presently exist as either
developed or disturbed. These habitats are not considered "sensitive" biological
resources. All development is proposed for areas north of the intermittent stream.
Grading necessary to construct the proposed development is proposed to extend to
the edge of existing riparian areas in two locations, as shown on Figure 4, Project
Impacts map. In both instances, no riparian vegetation is proposed for disturbance or
removal. Project impacts to existing resources are identified in Table 2 -Project
Impacts.
Table 2 -Project Impacts
vegetation community existing impacts
acrea.ae oroposed
Coastal and valley freshwater marsh 0.15 0.02*
Disturbed southern willow Scrub 0.24 0.03*
Exotic 0.52 0.33
Disturbed 4.97 4.57
Developed 0.18 0.22
TOTAL 6.06 5.17
* Measured by Planning Systems from data provided by previous biological analysis
6.2 Indirect Impacts
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page 12
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Temporary indirect impacts associated with project construction will occur. Daytime
construction noise is a likely indirect impact. Pet predator impacts may occur, though
they are not typically a concern in association with commercial development. The
indirect impacts that may occur due to the proposed project are mostly of short
duration, and are considered environmentally insignificant.
6.3 Impacts Conclusions
The direct impacts associated with this project occur to 5.17 acre of non-sensitive
vegetation. No permits from regulatory agencies will be required.
Direct impacts to 0.05 acre of wetland vegetation resulting from construction of Laurel
Tree Road improvements will require permits form regulatory agencies and mitigation
measures to reduce impacts to a level of insignificance. These permits, including
identification of appropriate mitigation, have been applied for by the neighboring
project, Pacific Enterprises.
With the exception of the required Pacific Enterprises permits, and provided that
adequate resource protection is in place prior to project start-up, this study concludes
that no significant biological impacts are anticipated to result from the implementation
of the proposed project.
7. Mitigation Measures
Given that a sensitive riparian resource occurs near the proposed project, measures
are necessary to protect the resource during and after construction. Measures to
protect the on-site riparian resources are proposed as follows:
• Measures have been previously proposed to address all project related wetland
impacts in the above referenced Dudek Section 1603 application. Measures
include creation and enhancement on Pacific Enterprises property, east of the
Kelly/JAM parcel.
• A fifty-foot wide buffer, that may include a trail easement, is proposed to occur
between the defined bank of Encinas Creek and proposed facilities.
• Vegetation to be installed in the buffer zones is proposed to be drought tolerant,
native vegetation.
• Adequate silt fencing and other protections will be necessary to protect the
riparian resource during construction.
• Lamps will be directed away and/or shields will be installed to protect the riparian
area form light pollution.
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page 13
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8. References
Abrams, Leroy and Roxana Stinchfield Ferris. 1960. Illustrated Flora of the Pacific
States: Washington, Oregon and California. four Volumes. Stanford University
Press, Stanford, California.
Beauchamp, R. M. 1986. A Flora of San Diego County, California. Sweetwater
Press, National City, California.
Bowan, R.H. 1973. Soil Survey, San Diego Area, California, Part 1. United States
Department of Agriculture. 104 pp. appendices.
Hickman, J. C. 1993. The Jepson Manual. Higher Plants of California, University of
California Press, Berkeley, California. 1400 pp. + 1 p. errata
Holland, Robert F. 1986. "Preliminary Vegetative Plant Communities of California."
Department of Fish and game, Natural Heritage Section.
Munz, P. 1974. A Flora of Southern California. University of California Press,
Berkeley, California. 1086 pp.
Reiser Craig H. 1994. Rare Plants of San Diego County, Aqua fir Press. Imperial
Beach, CA.
San Diego County Department of Planning and Land Use, Guidelines for the
Implementation of the California Environmental Quality Act, Aug. 1991.
Skinner, M. W. and Pavlik, B. M. 1994. California Native Plant Society's Inventory of
Rare and Endangered Vascular Plants of California. Special Publication No. 1 (Fifth
Edition), California Native Plant Society, Sacramento, California. 338 pp.
Sunset Publishing Corporation, Sunset Western Garden Book, 2001.
USGS Photorevised 1968, Encinitas 7.5' quadrangle.
Preliminary Vegetation Assessment, APN #212-040-64, January 7, 2003. page 14
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Appendix A
Plants of APN #212-040-65.
Carlsbad, California
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Appendix A
Plants of APN #212-040-65.
Carlsbad, California
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Appendix A
Plants of APN 212-040-065
Carlsbad, California.
ANGIOSPERMAE (DICOTS)
Aizoaceae -Carpetweed, Fig-marigold or Iceplant family
* Carpobrotus edulis Hottentot fig
* Tetragonia tetragonioides New Zealand spinach
Anacardiaceae -Sumac family
Rhus integrifolia
Apiaceae -Carrot family
* Foenculum vulgare
Apocynaceae -Dogbane Family
* Vinca major
Asteraceae -Sunflower family
Ambrosia psilostachya
Artemisia californica
Artemisia douglasiana
Baccharis pilularis
Baccharis salicifolia
*
*
Heterotheca granidflora
Gazania fill:.
-Isocoma veneta
Sonchus oleraceus
Brassicaceae -Mustard family
* Brassica nigra
* Coronopus §Q.
* Hirschfeldia incana
* Lobularia maritima
Chenipodiaceae -Goosefoot family
* Atriplex semibaccata
* Salsola tragus
Euphorbiaceae -Spurge Family
* Ricinus communis
Lemonadeberry
Sweet fennel
Greater periwinkle
Western ragweed
Coast sagebrush
Mugwort
Coyote brush
Mule fat
Telegraph weed
Gazania
Coast goldenbush
Sow thistle
Black mustard
Swine cress
Perennial mustard
Sweet alyssum
Australian saltbush
Russian "thistle"
Castor bean
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Fabaceae -Pea family
* Acacia.m:_
*
Lotus scoparius
Medicago polymorpha
Fagaceae -Beech family
Ouercus agrifolia
Geraniaceae -Geranium Family
* Erodium cicutarium
Heliotropium -Heliotrope Family
Heliotropum curassavicum
Lamiaceae -Mint family
Salvia mellifera
Malvaceae -Mallow family
* Malva parvifolia
Myrtaceae -Myrtle Family
* Eucalyptus &
Myporaceae -Myoporum Family
* Myoporumlaetum
Primulaceae -Primrose Family
* Anagallis arvensis
Polygonaceae -Buckwheat Family
Eriogonum fasciculatum
Rumex crispus *
Rosaceae -Rose family
* Rosa.m:_
Salicaceae -Willow family
Populus fremontii
Salix gooddingii
Salix lasiolepis
Solanaceae -Nightshade family
* Datura wrightii
* Nicotiana glauca
Acacia
Deerweed
California burclover
Coast live oak
Red-stem filaree
Alkali heliotrope
Black sage
Cheeseweed
Gum tree
Myoporum
Scarlet pimpernel
Flat-top buckwheat
Curly dock
Hybrid rose
Fremont cottonwood
Goodding's black willow
Arroyo willow
Jimsonweed
Tree tobacco
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Urticaceae-Nettle Family
* Urtica urens
ANGIOSPERMAE (MONOCOTS)
Cyperaceae -Sedge family
* Cyperus.§Q,_
Scirpus acutus var. occidentalis
Poaceae -Grass family
Dwarf stinging nettle
Sedge
Tule
* Bromus diandrus Ripgut grass
* Bromus madritensis ssp. rubens (= B. rubens) Red brome
* Cortaderia jubata Pampas grass
Typhaceae -Cattail Family
Tyhpa domingensis
Plant Communities
Coastal Valley and Freshwater Marsh
Southern Willow Scrub
Exotic
Disturbed
Developed
Southern cattail
STATUS
! Classified Sensitive
* Non-native (weed or cult.)
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Appendix B
Biological Conditions and Constraints at the Pacific Enterprises Site,
Helix Environmental Planning, Inc.
March 13, 2001
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Letter Report to Mr. Ali Shapouri
March 13, 2001
Page2
northern portion of the western parcel. This drainage flows westward for
several miles before draining into the Pacific Ocean. The majority of the site
consists of disturbed habitat, with native vegetation communities (including
freshwater marsh, southern willow scrub and southern mixed chaparral)
existing along the length of the drainage and on the steep slope along the
southern boundary of the eastern parcel. On-site elevations range from
approximately 100 to 160 feet above mean sea level.
Two soil types are present on the Pacific Enterprises property. The majority
of the site consists of Visalia sandy loam (2 to 5 percent slopes), typically
found in alluvial fans and floodplains, while Diablo clay (15 to 30 percent
slopes) is located on steep slopes in the southern portion of the eastern
parcel. Although neither of these soil types is listed as hydric (USDA 1992),
inundated and/ or saturated conditions that meet the minimum requirements
for hydric soils, and the accompanying establishment of wetland vegetation,
have occurred in portions of the main drainage.
From a regional standpoint, the Pacific Enterprises Property is part of the
City of Carlsbad's Habitat Management Plan (HMP; 1999) area and the
northern San Diego County draft Multiple Habitat Conservation Plan
(MHCP) study area.· These plans propose to preserve open space in a viable
network of large blocks and connecting linkages in northwestern San Diego
County. This project site is located within the Local Facility Management
Zone (LFMZ) Number 5 of the City of Carlsbad HMP. The project site is also
within the Mello II Segment of the Carlsbad LCP.
METHODS
Two site visits were conducted to map vegetation, identify plant species
present, record wildlife species observed, identify additional focused survey
requirements, and perform a jurisdictional delineation. Field work for these
efforts was conducted on April 12 and 13, 2000, by W. Larry Sward and Sally
Trnka. Vegetation was mapped on a topographic map at a scale of 1 inch
equals 100 feet.
The general botanical survey was performed by walking portions of all
habitat types present on site and noting all of the plant species that were
observed. Sensitive plant species were searched for opportunistically during
the general survey. Additional potentially-occurring plant species were
determined by conducting a habitat-based analysis of the known distribution
of sensitive species in the City of Carlsbad. A focused survey for rare plants
including San Diego thornmint (Acanthomintha ilicifolia) and thread-leaved
brodiaea (Brodiaea filifolia) was conducted in May 2000, with this survey
involving walking applicable portions of the site during the appropriate
season.
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Letter Report to Mr. Ali Shapouri
March 13, 2001
Page3
Wildlife survey techniques included searching all habitats for anticipated
wildlife species that could occur. All habitat types were searched for wildlife
presence or sign and all observations were noted during the surveys.
Additional potentially-occurring animal species were detennined by
conducting a habitat-based analysis of the known distribution of sensitive
species in the City of Carlsbad. Focused surveys were conducted within and
adjacent to on-site riparian areas to determine the presence/ absence of least
Bell's vireo (Vireo bellii pusillus). Pursuant to U.S. Fish and Wildlife Service
(USFWS) protocol, this effort included eight individual surveys conducted at
appropriate intervals between April 12 and June 21, 2000.
A jurisdictional delineation was also conducted withln the project site,
following methods prescribed by the U.S. Army Corps of Engineers (ACOE,
Environmental Laboratory 1987). Potential jurisdictional areas were
investigated for evidence of vegetation, hydrology, and soils that are
characteristic of wetland areas. In addition to identifying wetland areas,
non-wetland Waters of the U.S. within drainages were determined by the
ordinary high water mark (OHWM) and bed and bank topography.
California Department of Fish and Game (CDFG) jurisdictional areas were
determined based on the presence of wetland vegetation or a streambed.
Complete details of the ACOE and CDFG delineation efforts are provided in
a separate jurisdictional delineation report (HELIX 2000).
Nomenclature for this report is from Hickman, ed. (1993) for scientific plant
names; Beauchamp (1986) for common plant names; Holland (1986) for
vegetation communities; Opler (1999) for butterflies; Collins (1990) for
reptiles and amphibians; the American Ornithologist's Union (1998) for
birds; and Jones et al. (1992) for mammals. Sensitive plant and animal status
is taken from California Department of Fish and Game (CDFG) compiled
lists (1999, 2000a, and 2000b).
EXISTING CONDITIONS
Vegetation
The site supports three native vegetation communities: freshwater marsh;
southern willow scrub (including disturbed); and southern mixed chaparral,
as well as disturbed habitat and non-wetland Waters of the U.S. (ephemeral
drainage, see Figure 3 and Table 1).
Letter Report to Mr. Ali Shapouri
March 13, 2001
Table 1
VEGETATION COMMUNITIES
Vegetation Community Acreage
Wetlands
Freshwater marsh 0.2
Southern willow scrub 2.0
Southern willow scrub -disturbed 0.3
Uolands
Southern mixed chaparral 2.0
Disturbed habitat 12.2
Other
Ephemeral drainage 0.3
TOTAL 17.0
Wetlands
Freshwater Marsh
Page4
Coastal and valley freshwater marsh is dominated by perennial, emergent
monocots which reach a height of 12-15 feet. This vegetation type occurs
along the coast and in coastal valleys near river mouths and around the
margins of lakes and springs. These areas are permanently flooded by fresh
water yet lack a significant current (Holland 1986). Characteristic species
include riparian monocots such as cattails (Typha sp.), spike sedge (Eleocharis
sp.), rush (]uncus sp.), and umbrella sedge (Cyperus sp.). On site vegetation
in this habitat is dominated by bulrush (Sdrpus sp.) and cattails (Typha sp.).
Approximately 0.2 acre of freshwater marsh occurs along the drainage in the
western parcel.
Southern Willow Scrub
Southern willow scrub is a riparian plant community that is dominated by
willows (Salix sp.). The dominant species within this habitat on site include
arroyo willow (Salix lasiolepis) and Fremont cottonwood (Populus fremontii).
Approximately 2.0 acres of southern willow scrub and an additional 0.3 acre
o! disturbed southern willow scrub occur along the drainage within the
eastern parcel.
Letter Report to Mr. Ali Shapouri
March 13, 2001
Uplands
Southern Mixed Chaparral
PageS
Southern mixed chaparral is composed of broad-leaved, sclerophyllous
shrubs (i.e., containing leaves with a thick waxy coat to reduce water loss
from evapo-transpiration) that grow to about 6 to 10 feet tall and form dense
often nearly impenetrable stands. This habitat occurs on dry, rocky, often
steep north-facing slopes with little soil. As conditions become more mesic
(drier), broad-leaved, sclerophyllous shrubs that resprout from underground
root crowns become dominant. On-site dominant plant species observed
within this habitat include toyon (Heteromeles arbutifolia} and lemonadeberry
(Rhus integrifolia). Other species observed include coyote bush (Baccharis
pilularis), fuschia-flowered gooseberry (Ribes speciosum), and California
encelia (Encelia californica). Approximately 2.0 acres of southern mixed
chaparral occur on site.
Disturbed Habitat
Disturbed areas occur where native habitat has recently been disced, cleared,
or otherwise altered. Some disturbed areas contain little, if any, vegetation.
Other areas include ruderal vegetation dominated by non-native, weedy
species. Many of the species characteristic of disturbed habitat also occur in
non-native grassland, but disturbed habitat is dominated by invasive species
other than grasses. On-site disturbed habitat occurs on all level portions of
the site. This habitat is presumed to have been created during non-irrigated
agricultural activities common to the local area. Vegetation is dominated by
a variety of annual forbes including mustard (Brassica sp.), filaree (Erodium
spp.) and iceplant (Mesembryanthemum spp.), and to a lesser extent by non-
• native grasses such as wild oat (Avena spp.), brome (Bromus spp.) and
ryegrass (Lolium perenne). Approximately 12.2 acres of disturbed habitat
occur on site.
Other
Ephemeral Drainages
Ephemeral drainages consist of non-vegetated channels that conduct
ephemeral water flows, mostly during the winter rainy season. Onsite, one
main ephemeral drainage traverses the site from east to west. This drainage
is largely smooth-bottomed with sandy soils and a defined bed and bank
topography created by periodic water flow and scouring during storm
events. The drainage averages between 8 and 12 feet in width along its
length. At the time of the site surveys portions of the dram.age contained
environmental plannin~. inc. i
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Letter Report to Mr. Ali Shapouri
March 13, 2001
Page6
water, likely resulting as runoff from recent rainfall events. Approximately
0.3 acre of ephemeral drainage occurs on site.
Plants
No sensitive plant species were observed onsite during the botanical survey,
although a total of 17 sensitive species were determined to have the potential
to occur (Attachment 1). These species include one federal-and state-listed
endangered species (Orcutt's spineflower [Chorizanthe orcuttiana]), and two
federal-listed threatened and state-listed endangered species (thread-leaved
brodiaea [Brodiaea filifolia] and San Diego thornmint [Acanthomintha ilidfolia]).
Sensitive species listed in this report include Federal-and State-listed species,
NCCP Target Species, Carlsbad HMP Covered Species, and priority plant
species in the draft MHCP (SANDAG 1997).
A rare plant survey was conducted on May 26, 2000 to search applicable
portions of the site for potentially occurring sensitive plant species. This
survey was limited to areas proposed for development and the adjacent
riparian corridors, with the southern mixed chaparral habitat in the southern
part of the site not surveyed. The noted areas were surveyed for all
potentially occurring sensitive plants, including San Diego thornmint and
thread-leaved brodiaea. No rare plants were observed within the described
portions of the project site during the noted survey, with a memorandum
documenting this effort included as Attachment 2. It should be noted that
the potential for Orcutt' s spineflower to occur onsite is limited to the
southern mixed chaparral habitat along the southern site boundary, due to
the highly disturbed nature of other on-site upland areas. If the on-site
-chaparral habitat is subsequently proposed for development/ disturbance, an
additional focused survey for Orcutt' s spineflower would be required.
Animals
No sensitive animal species were observed on site during the general
zoological survey, although a total of 28 sensitive species were determined to
have the potential to occur on site (Attachment 3). These species include two
federa.µ.y-listed endangered species (southwestern willow flycatcher
[Empidonax traillii. extimus] and least Bell's vireo [Vireo bellii pusillus]).
Sensitive species listed in this report include Federal-and State-listed species,
Target Species or Other Sensitive Species in the Carlsbad HMP, and priority
plant species in the draft MHCP {SANDAG 1997).
,
Focused surveys for the least Bell's vireo were conducted on the Pacific
Enterprises property between April 12 and June 21, 2000, with this species
not observed onsite. A report documenting the methodology and results of
these surveys is included as Attachment 4. As part of the vireo surveys, the
environmental planning. inc.
Letter Report to Mr. Ali Shapouri
March 13, 2001
Page7
site was also assessed for potential as southwestern willow flycatcher habitat.
The potential habitat areas along the on-site drainage are considered to be
poor quality for this species, and the probability that the flycatcher would
use this area is very low.
Jurisdictional Areas
Wetland habitats are considered sensitive by local (City of Carlsbad 1999),
state (CDFG [Holland 1986]), and federal [ACOE]) agencies. They are
regulated by the ACOE under Section 404 of the Oean Water Act and by the
CDFG under the Section 1600 of the Qalifornia Fish and Game Code. Details
of the jurisdictional delineation results are summarized below, with specific
information provided in the referenced wetland delineation report (HELIX
2000).
Federal (ACOE) jurisdictional areas on the Pacific Enterprises property are
present within and along the perimeter of the main on-site drainage. ACOE
jurisdictional areas consist of approximately 0.2 acre of wetlands as
freshwater marsh, and 0.3 acre of non-wetland Waters of the U.S. as
ephemeral drainage.
State (CDFG) jurisdictional areas on the project site total 2.8 acres, and
include all ACOE jurisdictional areas (wetlands and non-wetland Waters of
the U.S.), as well as additional riparian habitat that meets CDFG jurisdiction
vegetation requirements. CDFG jurisdictional areas consist of 0.2 acre of
freshwater marsh, 2.3 acre of southern willow scrub (including disturbed),
and 0.3 acre of streambed.
REGIONAL CONTEXT
The City of Carlsbad HMJ> is a Natural Communities Conservation Planning
Act (NCCP) subarea plan, addressing potential impacts to native species and
habitats while at the same time providing mitigation options that satisfy the
federal and state ESAs. The primary objective of the HMP is to identify and
maintain a preserve system that allows for the sustained existence of animals
and plants at both the local and regional levels. The HMP preserve is a
network of large habitat blocks with interconnecting linkages.
The Pacific Enterprises property is not located within any City of Carlsbad
HMP designated Focus Planning Areas (FPAs), Linkages, or Special
Resource Areas. The project site is, however, located immediately north and
west of Linkage Area F. Tius linkage connects Core 6 and Core 8 FP As and is
intended to serve primarily as a stepping-stone linkage for birds. The
linkage consists mainly of coastal sage scrub and chaparral habitats.
Letter Report to Mr. Ali Shapouri
March 13, 2001
Pages
The project site is located within the Mello II Segment of the Carlsbad LCP,
with the principal objectives of this plan including protection of coastal
waters and associated tributaries. -
ANTICIPATED CONSTRAINTS AND MITIGATION REQUIREMENTS
The primary constraint on the Pacific Enterprises Property is the presence of
ACOE and CDFG jurisdictional areas, as well as associated setback (buffer)
requirements related to federal, state and local criteria. A total of 0.2 acre of
ACOE jurisdictional wetlands and 0.3 acre of ACOE jurisdictional non
wetland Waters of the U.S. occur on site. CDFG jurisdictional areas include
all ACOE jurisdictional areas, as well as an additional 2.3 acres of southern
willow scrub habitat.
Impacts to ACOE jurisdictional areas are regulated by the ACOE under
Section 404 of the Oean Water Act (33 U.S.C. 1344). Wetland areas are
regulated under a "no net loss" policy by the ACOE, and any impacts to
ACOE jurisdictional wetlands areas would require mitigation at appropriate
ratios. The currently proposed development of the Pacific Enterprises
property would avoid direct impacts to all ACOE wetlands and non-wetland
Waters of the U.S.
Any impacts to CDFG jurisdictional areas are regulated under Fish and
Game Code Section 1603 and would require a Streambed/Lake Alteration
Agreement. The currently proposed development of the Pacific Enterprises
property would not directly impact any CDFG jurisdictional habitat and
jurisdictional streambed areas.
Potential indirect impacts (e.g., light and noise) to jurisdictional areas would
be mitigated through incorporation of a proposed minimum 25-foot buffer
from federal jurisdictional boundaries (pursuant to federal Oean Water Act
Section 404 regulations), with this buffer extending approximately 5 to 30
feet beyond the mapped CFDG jurisdictional habitat (see "Jurisdictional
Buffer" on Figure 3). The City of Carlsbad LCP, however, requires a SO-foot
wide buffer area extending" ... around all identified riparian areas, unless the
applicant demonstrates that a buffer of lesser width will protect identified
resources, based on site-specific information." Based on field investigation
and analysis of onsite resources, the "Jurisdictional Buffer" shown on Figure
3 is considered adequate to protect the functions and values of identified
biological resources within and downstream of the Pacific Enterprises site for
the following reasons: 1) all additional areas contained within the "LCP
buffer" (i.e., beyond the "Jurisdictional Buffer") contain disturbed habitat
supporting exotic, primarily weedy, species. One of the principal objectives
of establishing buffers around riparian zones is to increase the diversity of
contiguous habitat types and attendant species. Because the site does not
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Letter Report to Mr. Ali Shapouri
March 13, 2001
Page 9
contain native habitat within the additional buffer area identified under the
Carlsbad LCP, this objective would not be served by increasing the buffer
width. 2) A second major objective for establishing buffer zones is to protect
water quality and associated biological resources by providing a filtering
mechanism for runoff before it enters the riparian zone. Because of the
disturbed nature of the area in question, the value in terms of runoff and
water quality benefits to the adjacent riparian zone is questionable. The
applicant has proposed to implement a number of measures to reduce
impacts to riparian areas from onsite runoff, including locating parking areas
away from riparian/buffer zones to the maximum extent feasible, and
grading the project site such that all associated drainage is subjected to onsite
Best Management Practices (BMPs) prior to discharge. Specific BMPs to be
employed onsite would include the use of structural measures such as grease
and oil traps, fossil filters and sediment basins in applicable locations, as well
as the placement of landscaping between development and riparian areas
(i.e., within the buffer zone). Such landscaping would incorporate native
species and would provide an additional filtering mechanism for onsite
runoff. The implementation of such measures would substantially reduce
potential water quality impacts to onsite riparian areas, and, considering the
disturbed nature of the site, would afford better protection to regional and
local biological resources than the establishment of larger buffers without
such measures; and 3) An additional objective of establishing protective
buffers is to reduce indirect impacts associated with onsite light and noise
generation. The project applicant has proposed a number of design
measures to reduce potential impacts from light and noise, including (as
noted above) locating parking areas away from riparian/buffer zones
wherever feasible, minimizing lighting in areas adjacent to riparian/buffer
zones, and use of low sodium light fixtures and shielding to reduce/ direct
illumination.
Based on the above discussions, implementation of the proposed project
design would effectively mitigate potential indirect impacts to identified
biological resources, and the implementation of additional buffer zones (as
noted in the Carlsbad LCP) is considered unnecessary. The decision
regarding the need for additional buffers will be made by the City as part of
the project approval process.
Although the project lies outside any of the City's proposed fIMP open space
areas, any impacts to upland habitats would likely require mitigation.
Impacts to southern mixed chaparral habitat would likely require a fee of
3,000-10,000 dollars per acre. Impacts to disturbed habitat may also require
the payment of a fee, although it would be much smaller than that required
for chaparral habitat. The currently proposed development of the Pacific
Enterprises property would not impact southern mixed chaparral, but would
impact the majority of the disturbed habitat on site. Actual payment
environmental planning. inc.
------------
Letter Report to Mr. Ali Shapouri
March 13, 2001
Page 10
requirements for this impact will need to be worked out in consultation with
the City of Carlsbad.
In the event that the City HMP is not adopted, mitigation for described
impacts to southern mixed chaparral and disturbed habitats could be
accomplished by on-site restoration, the purchase of offsite habitat through a
regional mitigation bank, or a combination of these measures. Specifically,
on-site upland restoration could involve applicable disturbed areas adjacent
to the jurisdictional drainage in the western portion of the site, and/ or the
triangular-shaped disturbed area located south of the southern willow scrub
( and contiguous with existing southern mixed chaparral) near the
southeastern site corner (refer to Figure 3).
As previously described and documented in Attachments 2 and 4 of this
report, no rare plant or animal species were observed onsite during general
botanical/wildlife or focused survey efforts (including the San Diego
thornmint, thread-leaved brodiaea and least Bell's vireo). The southwestern
~ow flycatcher was also not observed on-site and is not anticipated to
occur due to the low quality of riparian habitat. The potential for Orcutt' s
spineflower to occur onsite is limited to the southern mixed chaparral habitat
along the southern site boundary, due to the highly disturbed nature of other
on-site upland areas. If the on-site chaparral habitat is subsequently
proposed for development/ disturbance, an additional focused survey for
Orcutt' s spineflower would be required. None of the other sensitive plant or
animal species with potential to occur on site (see Attachments 1 and 3)
would pose a significant constraint to project development, due to their
lower sensitivity or more widespread distribution.
SUMMARY AND RECOMMENDATIONS
The Pacific Enterprises Property supports 0.2 acre of freshwater marsh, 2.3
acres of southern willow scrub (including disturbed), 2.0 acres of southern
mixed chaparral, 12.2 acres of disturbed habitat, and 0.3 acre of ephemeral
drainage. Of these habitats, 0.2 acre is ACOE jurisdictional wetlands, and 0.3
acre is ACOE jurisdictional non-wetland Waters of the U.S. In addition,
CDFG jurisdictional areas include all ACOE jurisdictional areas as well as an
additional 2.3 acres of riparian habitat (southern willow scrub).
Proposed development of the Pacific Enterprises project site would only
impact disturbed habitat. Mitigation in the form of a fee payment for each
acre of disturbed habitat impacted would need to be worked out in
consultation with the City of Carlsbad, pursuant to City HMP requirements.
If the City HMP is not adopted, mitigation for the noted impacts to disturbed
habitat (as well as impacts to southern mixed chaparral if applicable) could
be accomplished by on-site restoration, the purchase of offsite habitat
Letter Report to Mr. Ali Shapouri
March 13, 2001
Page 11
through a regional mitigation bank, or a combination of these measures.
Specifically, on-site upland restoration could involve applicable disturbed
areas adjacent to the jurisdictional drainage in the western portion of the
site, and/ or the triangular-shaped disturbed area located south of the
southern willow scrub (and contiguous with existing southern mixed
chaparral) near the southeastern site corner (refer to Figure 3).
The current project proposes to avoid direct impacts to all ACOE and CDFG
jurisdictional areas during construction. In addition, the proposed project
design would minimize indirect impacts to ACOE and CDFG jurisdictional
areas with the incorporation of the proposed "Jurisdictional Buffer" where
grading would not ocCt1r: Th.is buffer, along with proposed design measures
to reduce indirect effects to water quality, light and noise, is considered
adequate to effectively protect identified riparian resources within and
downstream of the project site. Given these avoidance and protection
measures, no permits for wetland impacts would be required from the ACOE
or CDFG for the proposed project. While additional buffer areas identified in
the Carlsbad LCP are not considered necessary to protect biological resources
(as described above), the final determination of onsite buffer requirements
will be made by the City as part of the project approval process.
A rare plant survey was conducted on May 26, 2000 to search the site for
potentially occurring sensitive plant species, including the San Diego
thornmint and thread-leaved brodiaea. No rare plants were observed within
the portions of the project site proposed for development ( or the adjacent
riparian corridor) during this survey, and no· additional surveys or
mitigation measures for rare plants are recommended (see Attachment 2). If
the southern mixed chaparral habitat in the southern portion of the site is
subsequently proposed for development or disturbance, an additional
focused survey for Orcutt' s spineflower would be required.
Focused surveys for the least Bell's vireo were conducted onsite between
April 12 and June 21, 2000, with this species not observed onsit~. A report
documenting the methodology and results of these surveys is included as
Attachment 4. Vireo surveys are typically valid for two seasons, with the
project surveys therefore applicable to at least the year 2000 and 2001
breeding seasons. If project grading is completed within this timeframe (i.e.,
prior to the breeding season beginning April 1, 2002), no additional surveys
or mitigation would be recommended. If project grading activities were
expected to extend beyond the beginning of the 2002 breeding season, the
project applicant should consult with the USFWS prior to commencing
grading to determine if additional surveys or mitigation would be necessary.
Specifically, such efforts may not be required even if project grading were to
extend beyond the noted date, due to the poor quality of on-site habitat. If
additional surveys are required under these circumstances, they would likely
Letter Report to Mr. Ali Shapouri
March 13, 2001
Page 12
involve a similar level of effort as previously conducted, although specific
requirements would be determined by the USFWS. In the event that vireos
were subsequently determined to be present onsite, mitigation would be
required to avoid potential impacts associated with project grading ( e.g.,
noise generation). Specifically, such measures could entail restricting project
grading to the non-breeding season (September 1 to April 1), providing
adequate construction buffers, or use of temporary noise barriers.
As part of the above described vireo surveys, the site was also assessed for
potential as southwestern willow flycatcher habitat. The potential habitat
areas along the on-site drainage are considered to be poor quality for this
species and the probability that the flycatcher would use this area is very
low. Accordingly, no additional surveys or mitigation measures for this
species are recommended.
Please let me know if you have any questions or need any additional
information.
Sincerely,
~~---~~
Dennis Marcin
Environmental Specialist
Attachments: Figure 1
Figure 2
Figure 3
Attachment 1
Attachment 2
Attachment 3
Attachment 4
Attachment 5
Regional Location Map
Project Vicinity Map
Existing Conditions
Listed or Sensitive Plant Species with
Potential to Occur on Site
Rare Plant Focused Survey Results
Listed or Sensitive Animal Species with
Potential to Occur on Site
Least Bell's Vireo Focused Survey Results
Explanation of Status Codes for Plants and
Animals
Attachment 1
LISTED OR SENSITIVE PLANT SPECIES WITH POTENTIAL TO OCCUR ON SITE
SPECIES STATUS* HABITAT BLOOMING POTENTIAL
PERIOD TO OCCUR
San Diego thornmint Ff/SE Annual herb associated with April-June Moderate. Has
(Acanthomintha ilicifolia) CNPS ListlB gabbro or day soils in been observed
R-E-D 2-3-2 chaparral, coastal sage scrub, in the local area.
NCCPTS1 grasslands, and vernal pools.
HMPCS2
California spinebush -!--Deciduous shrub typically December-Moderate. Has
(Adolphia californica) CNPS List2 found on clay soils in dry April . been observed
R-E-D 1-2-1 canyons and washes in coastal in the local area.
-sage scrub, chaparral, and
grasslands. Occurs below
1,000 ft. in elevation in western
San Diego County and
northwestern Baja California,
Mexico.
Thread-leaved brodiaea .Ff/SE Perennial herb (bulbiferous) March-June Low. Would
(Brodiaea filifolia) CNPSListlB occurring in coastal sage scrub, have been
R-E-D3-3-3 cismontane woodlands, observed if
HMPCS grasslands, and vernal pools present. Has
with clay soils. Range includes been observed
coastal San Diego County to in the local area.
central Baja California.
Orcutt' s brodiaea FSC/-Perennial herb (bulbiferous) May-July Low. Due to the
(Brodiaea orcuttii) CNPSListlB occurring in closed-cone small size of
R-E-D 1-3-2 coniferous forests, chaparral, potential habitat
NCCPTS cismontane woodlands, on site.
HMPCS grasslands, and vernal pools
on day soils. Range extends
from Riverside and San
Bernardino Counties through
San Diego County into Baja
California.
Wart-stemmed FSC/-Evergreen shrub occurring in January-Low. Would
ceanothus CNPSList2 chaparral. Range includes April have been
(Ceanothus verrucosus) R-E-D 1-2-1 coastal San Diego County to observed if
HMPCS central Baja California. present.
Orcutt' s spineflower FE/SE Annual herb occurring in March-April Low. Due to the
(Chorizanthe orcuttiana) CNPS ListlB closed-cone coniferous forests, small size of
R-E-D3-3-3 chaparral, and coastal sage potential habitat
HMPCS scrub near the coast. Range is on site.
limited to San Diego Countv.
Attachment 1 (cont.)
SPECIES STATUS* HABITAT BLOOMING POTENTIAL
PERIOD TO OCCUR -
Summer holly FSC/--Evergreen shrub occurring on April-June Moderate. Has
(Comarostaphylis CNPSList1B north-facing slopes and been observed
diversifolia ssp. diversifolia) R-E-D 2-2-2 drainages in chaparral. locally in
HMPCS Scattered locations below southern mixed
approximately 2,300 feet in chaparral.
elevation from the foothills to
the coast in Orange and San
Diego counties and south into
Baja California, Mexico.
Western dichondra -!-Perennial herb occurring in the March-May Moderate.
(Dichondra occidentalis) CNPS List4 understory of chaparral, coastal
R-E-D 1-2-1 sage scrub, valley and foothill
NCCPTS grasslands, and cismontane
woodlands. Range extends
from Marin and Sonoma
Counties to San Miguel Island
and Baia California.
Sticky-leaved liveforever FSC/--Perennial herb occurring in May-June Low. Due to the
(Dudleya viscida) CNPS ListlB coastal sage scrub and small size of
R-E-D3-2-3 chaparral of bluffs and rocky potential habitat
NCCPTS cliffs. Range includes southern on site.
HMPCS Orange County to central San
Diego County.
San Diego barrel cactus FSC/-Succulent occurring in coastal May-June Low. Due to the
(Ferocactus viridescens) CNPSList2 sage scrub, chaparral, and small size of
R-E-D 1-3-1 grass-lands within coastal San potential habitat
HMPCS Diego County. on site.
Palmer's grapplinghook. FSC/-Annual herb occurring on clay March-April Low. Oay
(Harpagonella palmen) CNPSList2 soils in chaparral, coastal sage inclusions are
R-E-D 1-2-1 scrub, and grasslands. Range not expected on
NCCPTS includes southern California the steep slopes
from Los Angeles County containing
southward, Arizona, and chaparral.
northern Baja California.
San Diego marsh elder FSC/-Perennial herb occurring in April-Low.
(Iva hayesiana) CNPSList2 playas, riparian areas, and September
R-E-D2-2-1 along ephemeral streams.
HMPCS Range includes coastal San
Diego County to central Baja
California.
Southwestern spiny rush -!-Perennial herb occurring in May-June Low.
(]uncus acutus var. CNPS List4 coastal dunes, meadows,
lec,poldii) R-E-D 1-2-1 alkaline seeps, and freshwater
and saltwater marshes. Range
extends from San Luis Obispo
and San Bernardino Counties
to central Baia California.
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Attachment 1 (cont.)
SPECIES STATUS* HABITAT
Cleveland's goldenstar FSC/-Perennial herb occurring on
(Muilla clevelandiz) CNPS ListlB clay soils on dry mesas and
R-E-D 2-2-2 hillsides in coastal sage scrub,
HMPCS chaparral, grasslands, and
vernal pools. Range includes
Orange and San Diego
Counties and Baja California.
Nuttall' s scrub oak FSC/-Evergreen shrub occurring in
(Quercus dumosa) CNPSListlB chaparral and coastal scrub
R-E-D 2-3-2 with sandy or clay loam soils.
HMPCS Range includes Baja California,
Mexico; and San Diego,
Orange, and Santa Barbara
counties in California.
Ashy spike-moss -!-Perennial herb (rhizomatous)
(Selaginella cinerascens) CNPS List4 occurring in open coastal sage
R-E-D 1-2-1 scrub and chaparral. Range
includes Orange County to
northern Baia California.
San Diego County -!-Perennial shrub occurring in
viguie'ra CNPS List4 coastal sage scrub and
(Viguiera laciniata) R-E-D 1-2-1 chaparral. Range includes
NCCP coastal San Diego County to
central Baia California.
"See Explanation of Status Codes for Plants and Animals (Attachment 5)
1Natural Community Conservation Program target species.
2covered Species of the Carlsbad HMP.
BLOOMING POTENTIAL
PERIOD TO OCCUR
May Low.Most
potential habitat
on site is too
dense for this
species.
February-Moderate. Has
March. been observed
locally in
southern mixed
chaparral.
Fertile in Moderate.
March Common in the
surrounding
area.
February-June Low. Typically
occurs further
south.
I I date:
to:
' organization:
\ from:
subject:
\ job number:
'1
message: ,~
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8100 La Mesa Blvd., Suite 150
t,a Mesa, CA 91941-6476
mail: admin@heli..r:epi.com
,_:hone: (619) 462-1515
wax (619) 462-0552
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ATTACHMENT 2
MEMORANDUM
June 5, 2000
Ali Shapouri
Shapouri & Associates
Dennis Marcin / Sally Trnka
May 2000 Rare Plant Survey for Pacific Enterprises
SHA-01
This memo reports the results of a rare plant survey conducted at the
Pacific Enterprises project site on May 26, 2000 by HELIX
Environmental Planning, Inc. (HELIX) biologist Sally Trnka. This
survey focused on portions of the project site that would be directly
impacted, or that have the potential to be indirectly impacted by the
currently proposed project (Shapouri & Associates, April 2000).
METHODS
The rare plant survey was conducted by walking the site and
searching the areas specified for all sensitive plant species with a
potential to occur on site ( as listed in the May 12, 2000 Pacific
Enterprises Biological Constraints letter report prepared by HELIX).
Particular attention was paid to locating the two federally listed
species that had potential to occur within the survey areas, namely
San Diego thornmint [Acanthomintha ilicifolia] and thread-leaved
brodiaea [Brodiaea filifolia]. The survey was conducted at a time of
year when all of the species with a potential to occur within the
survey areas would have been readily observed, either in a
vegetative form or during the flowering period of the species.
message (cont):
I a!.~00 La Mesa Blvd., ~uite 150
~ Mesa, CA 91941-6476
•mail: admin@helix:epi.com
I phone: (619) 462-1515
fax (619) 462-0552
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ATTACHMENT 2 (CONT.)
MEMORANDUM
RESULTS
No rare plants were located on the Pacific Enterprises project site
during the current survey. Although several sensitive species have
been observed in the local area, the conditions existing on the Pacific
Enterprises site (namely the dominance of ruderal vegetation within
the disturbed areas and the dense canopy of the riparian vegetation
along the drainage) do not appear to be favorable for the growth of
these species.
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Attachment 3
POTENTIALLY OCCURRING SENSITIVE ANIMAL SPECIES
SPECIES STATUS* POTENTIAL TO OCCUR
INVERTEBRATES
Quino checkerspot FE;1'IHCP Low; larval host plant (Plantago erecta) not observed on
(Euphydryas editha quino) priority site. Not expected to occur on site and outside of
species USFWS required survey area.
Harbison' s dun skipper H1vIPCS Low; inhabits riparian habitats and chaparral; host plant
(Euphves vestris harbisoni) San Diego sedge (Carex spissa) not observed on site.
Hermes copper H1vIPCS Low; inhabits southern mixed chaparral and coastal
(Lycaena hennes) sage scrub in more inland areas. Host plant (Rhamnus
crocea) may occur on site.
VERTEBRATES
Reptiles
Orange-throated whiptail FSC/CSC Moderate; favored food (termites [Hesperis sp.]) not
(Cnemidophorus hyperythrus 1'1HCP priority observed but likely present.
beldingi) species
HMPCS
Coronado Island skink FSCCSC Moderate; prefers coastal sage scrub, grassland, and
(Eumeces skiltonianus ruderal habitats.
interparietalis)
San Diego homed lizard FSC/CSC Moderate; favored food source (harvester ants
(Phrynosoma coronatum HMPCS [Pogonomyrmex sp.]) not observed but may be present
blainvillez) nearby.
Western patch-nosed snake FSC/CSC Moderate; preferred food source (whiptails) most likely
( Salvadora hexalepis vir~l tea) occur on site.
Birds
Cooper's hawk -/CSC Moderate; In San Diego County tends to inhabit
(Acdpiter cooperit) HMPCS lowland riparian areas and oak woodlands in
proximity to suitable foraging areas such as scrublands
or fields. Occurs throughout the continental U.S.
excluding Alaska, parts of Montana, and parts of the
Dakotas. Winters south to Mexico and Honduras.
Observed in the local area.
Sharp-shinned hawk -/CSC Low; would only occur during winter as a visitor.
(Accipiter striatus)
Tricolored blackbird FSC/ CSC Low; foraging habitat (marsh) is found on site, but the
(A~elaius tricolor) species would likely only occur as a winter visitor.
Southern California -/CSC Low; due to the small amount of potential habitat
rufous-crowned sparrow HMPCS (southern mixed chaparral) on site. Observed in the
(Aimophila ruficeps canescens) local area.
Bell's sage sparrow -/CSC Low; would have been observed if present.
(Amphispiza belli belli)
Burrowing owl FSC/CSC Low; would have been observed if present.
(Athene cunicularia) HMPCS
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SPECIES
Birds (cont.)
Northern harrier
(Circus cyaneus)
Yellow warbler
(Dendroica petechia brewsten)
White-tailed kite
(Elanus leucurus)
Southwestern willow
flycatcher
(Empidona:x traillii extimus)
California homed lark
(Eremophila alpestris actia)
Yellow-breasted chat
(Icteriavirens)
Loggerhead shrike
(Lanius ludovicianus)
Least Bell's vireo
(Vireo bellii pusillus)
Attachment 3 (cont.)
I STATUS* I POTENTIAL TO OCCUR
VERTEBRATES (cont.)
-/CSC Moderate; would have been observed if present.
Prefers coastal, salt, and freshwater marshlands,
grasslands and prairies. Widespread throughout the
temperate regions of North America and Eurasia.
Winters and migrates throughout California from
below sea level in Death Valley to an elevation of 9,800
feet. Known breeding areas in San Diego County
include Torrey Pines, the Tijuana River Valley, and
Camp Pendleton. Observed in the local area.
-/CSC Moderate; prefers riparian habitats. On-site riparian
habitat has potential to support, especially considering
adiacent riparian areas.
-/CSC Low; Nesting typically occurs in riparian or oak
woodlands adjacent to grasslands where small
mammals are hunted. Breeds in the Pacific U.S.
Winters to South America as far south as Chile.
Observed in the local area.
FE/-Low; prefers riparian habitats. Surveys are not
MHCP priority recommended as habitat is not appropriate.
species
HMPCS
-/CSC Moderate; Prefers sandy beaches, agricultural fields,
grasslands, and open areas. Occurs on coastal slopes
and lowlands from Sonoma County to northern Baja
California, Mexico. Flocks observed in the local area in
disturbed/ al?ricultural areas.
--/CSC Moderate; prefers riparian habitats. On-site habitat has
HMPCS potential to support, especially considering adjacent
riparian areas in the southeast comer.
-/CSC Moderate; Prefers open habitats including grasslands,
scrublands, and ruderal areas with adequate perching
locations. Widespread, but declining, throughout
North America. Winters south to Central America.
Observed in the local area.
FE/SE Low; prefers riparian habitats. Although this species
MHCP priority has very high sensitivity, surveys are not
species recommended as habitat is not appropriate.
HMPCS
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Attachment 3 (cont.)
SPECIES STATUS* I POTENTIAL TO OCCUR
VERTEBRATES (cont.)
Mammals
San Diego FSC/CSC Moderate; occurs primarily in open habitats including
black-tailed ja~krabbit coastal sage scrub, chaparral, grasslands, croplands,
(Lepus califomicus) and open, disturbed areas if there is at least some scrub
cover present. Observed in the local area.
Dulzura California -/CSC Moderate; found in chaparral and mule fat. Such
pocket mouse habitat occurs on site.
(Chaetodipus califo.micus
femoralis)
San Diego pocket mouse FSC/CSC Moderate; prefers open, sandy land with weeds. Such
(Chaetodipus fallax fallax) habitat occurs on site.
California mastiff bat -/CSC Moderate; may use site for foraging, but roosting sites
(Eumaps perotis californicus). likely elsewhere.
Desert woodrat FSC/CSC Moderate; nests are usually observed if present, but
(Neotoma lepida intermedia) may have escaped view in thicker vegetated areas.
Southern grasshopper mouse --/CSC Moderate; this species is not restrictive in its habitat
(On11chom11s torridus ramona) requirements (Bond 1977).
Townsend's western -/CSC Moderate; may use site for foraging, but roosting sites
big-eared bat likely elsewhere.
(Plecotus townsendii
townsendii)
"See Explanation of Status Codes for Plants and Animals (Attachment 5).
ATTACHMENT 4
Report for the spring 2,000 Least Bell's vireo surveys at the Shapouri site located south
of Palomar Airport Rd., east of College Blvd. in Carlsbad, California.
July 12, 20000
·consultant:
Helix Environmental Planning, Inc.
La Mesa, CA 91941-6452
Tel. 619-462-1515
Fax 619-462-0552
Biologist and sub-consultant:
Renee Owens
Vegueros Biology
17126 Lawson Valley Rd.
Jamul, CA 91935
tel. & fax: (619)659-5871
renee@wildlife-tours.com
Helix Project# SHA-01
Survey Methods
Focused surveys for presence of the endangered least Bell's vireo (Vireo belli pusilus)
(hereon ''LBV") were conducted in and surrounding the riparian areas of the site by biologist
Renee Owens. For details regarding plant species, please refer to the vegetation/habitat
survey data provided by Helix biologists.
The surveys consisted of slowly and methodically walking transects within and
• adjacent to riparian habitats onsite, including the perimeter of the sites. The route was
arranged to· ensure complete survey coverage of the site and the immediately contiguous
areas-where habitat existed. A topographic map of the area was provided to map any
detected LBVs and other sensitive species. Binoculars were used to aid in bird detection
and identification.
The survey methodology was conducted in conformance with current U.S. Fish
and Wildlife Service (USFWS) pennit survey protocol guidelines and requirements. A
recorded tape of LBV vocalizations was played briefly every 50 to 100 feet (depending on
sound attenuation due to noise disturbances and topography) to aid in auditory detection
of targeted bird species. However, tape playback was not used until an initial period of
passive listening occurred, since the target species frequently vocalizes (at least during
breeding season), making tape playback often unnecessary for detection. The minimum
tape playback necessary for comprehensive transect surveys was utilized in a manner to
minimize the potential for harassment. Weather conditions, time of day, and season were
appropriate for the detection of breeding LBVs (see TABLE 1). The survey was
conducted under the authority of Federal lOa permit# 799569.
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ATTACHMENT 4 (CONT.)
Survey Results
The results of the focused surveys were negative findings for all 8 survey days; no
LBVs were detected at any time on or bordering the site. The only other sensitive species
detected was a pair of yellow-breasted chats mid-site, in the riparian vegetation approximately
midway between Laurel Tree Rd. and the eastern border of the site.
Table 1
Survey Conditions for spring, 2000
Survey#
1
2
3
4
5
6
7
8
Date
4/12
4/22
5/2
5/12
5/22
611
6/11
6/21
Hours
0815-1030
0630-0800
0630-0745
0635-0745
0630-0730
0620-0730
0630-0740
0630-0730
% cloud cover
15-0
25-<5
10-0
10-0
100-60
0-0
15-0
<5-<5
Temp. in °F(Begin-End)
rnid60s-lo70s
mid60s-lo70s
hi60s-mid70s
-70-hi70s
rnid60s-lo70s
-70--80
lo70s-hi70s
mid70s--80
*Wind (Begin-End)
0-0
0-1
1-1
0-1
1-2
1-2
0-1
1-1
*= Wind speed is rated on a scale of 0 to 3, 0 being virtually no wind and 3 being the maximum rating (ie.
maximum wind speed) allowed for vireo surveys according to US Fish and Wildlife surveying regulations.
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Attachment 5
EXPLANATION OF STATUS CODES FOR PLANTS AND ANIMALS
U.S. FISH AND WILDLIFE SERVICE (USFWS)
FE Federally-listed endangered
Federally-listed threatened
Federally-proposed endangered
Federally-proposed threatened
Federally-proposed for delisting
FT
FPE
FPT
FPD
FC
FSC
MBTA
Federal candidate species (former Category 1 candidates)
Federal special concern species (a "term of art" for former Category 2 candidates)
Migratory Bird Treaty Act
CALIFORNIA DEPART:MENT OFFISH AND GAME (CDFG)
State-listed endangered
State-listed rare
State-listed threatened
SE
SR
ST
SCE
SCT csc
State candidate for listing as endangered
State candidate for listing as threatened
California special concern species
Fully Protected
and Protected
Fully protected and Protected species may not be taken or possessed without a permit
from the Fish and Game Comn,ission and/ or the Department of Fish and Game
WATCHLIST
The Watch List (compiled by the Audubon Society and Partners in Flight) identifies species are those faced with population decline,
limited geographic range, and/ or threats such as habitat loss on their breeding and wintering grounds serving as an early warning
system that focuses attention on at-risk bird species before they become endangered.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
For plants with no current state or federal legal standing, "CEQA" refers to the fact that under the Act, impacts to species may be
found significant under certam circumstances (e.g., uniqueness due to size, age, or regional sensitivity).
CALIFORNIA NATIVE PLANT SOCIETY (CNPS)
LISTS
lA "' Presumed extinct.
1B = Rare, threatened, or endangered in
California and elsewhere. Eligible
for state listing.
2 = Rare, threatened, or endangered in
California but more common
elsewhere. Eligible for state listing.
3 .. Distribution, endangerment,
and/or taxonomic information
needed,
4 "' A watch list for species of limited
distribution. Needs monitoring for
changes in population status.
R-E-DCODE
R (Rarity)
1 "' Rare but found in sufficient numbers and distributed widely enough that
potential for extinction is low at this time.
2 ,. Occurrence confined to several populations or to one extended
population.
3 = Occurrence limited to one or a few highly restricted populations, or
present in such small numbers that it is seldom reported.
E (Endangerment)
1 • Not endangered
2 "' Endangered in a portion of its range
3 • Endangered throughout its range
D (Distribution)
1 .. More or less widespread outside California
2 • Rare outside California
3 • Endemic to California
11--y
II 8100 La Mesa Blvd., Suite 150
LaMesa, CA91941-6476
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• e-mail:admin@helixepi.com
p Jax (619) 462-0552 II phone (619) 462-1515
•
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March 13, 2001
Mr. Ali Shapouri, AICP
Shapouri & Associates
16089 San Dieguito Road, Suite H-102
Rancho Santa Fe, CA 92067-6221
Subject:
Dear Ali:
Biological Conditions and Constraints at the Pacific
Enterprises Site
SHA-01
Based on surveys conducted by HELIX Environmental Planning (HELIX),
this letter report describ~~ existing biological conditions and addresses
potential project biological constraints for the 17.0-acre Pacific Enterprises
property in the City of Carlsbad, California (City). This analysis includes
information that would satisfy review of site development under the federal
Clean Water Act (including Section 401 water quality certification
requirements with the Regional Water Quality Control Board), federal and
state Endangered Species Acts (ESAs), California Fish and Game Code, Draft
North County Multiple Habitat Conservation Program (MHCP) and the City
of Carlsbad Habitat Management Plan (HMP). This report also addresses
applicable requirements of the City of Carlsbad Local Coastal Program (LCP)
and includes additional or modified text in association with comments
received from the City of Carlsbad on the May 22, 2000 version of this report.
Specifically, these comments involved: 1) identifying additional mitigation
options for upland habitat impacts; 2) -including the results of least Bell's
vireo and rare plant surveys completed subsequent to the May 22, 2000
report; and 3) including a recommendation to conduct additional vireo
surveys and implement associated' mitigation (if applicable) prior to site
grading.
INTRODUCTION
The Pacific Enterprises property consists of two parcels totaling
approximately 17.0 acres in the City of Carlsbad, in northwestern San Diego
County, California (Figure 1). The site is located approximately 0.75 mile
southwest of McClellan Airport and just south of the Palomar Airport
Road/ Aviara Parkway intersection (Figure 2). South of the site is
undeveloped, as is land to the east and north (i.e. beyond Palomar Airport
Road).
The majority of the Pacific Enterprises property is level, with one main
drainage traversing the southern portion of the eastern parcel and the
--~
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I' RIVERSIDE
COUNTY
ORANGE )~AN DIEGO l
COUNTY • COUNTY -• ........._
__ / ·-, I • . L ____ _
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NOTTO SCALE
PROJECT
SITE
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FALLBR00K
!Ah
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Ruuvo~
~.land Ruuvolr
UNrreosTAT.s§..-•-· -·-· -■-•-• MEXICO
I'~ --------------------..-l....1.--------------------'
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Regional Location Map
PACIFIC ENTERPRISES
Figure 1
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Source: USGS 7.5mln Quadrangles; Encinitas, San Luis . .. -... -· ... --..
Project Vicinity Map
PACIFIC ENTERPRISES
Figure 2
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150
I HELIX
300 Feet
th time of our field ote: nditi• as observed at e ped by visual N • based on site co ons herein was develo .
This ~ _JS The infurmation ~ tion. Note that both Site ~vestt~o:d/ar aerial photograph~ ... ma.y change. inspection licable regulatory·-.--conditions and app
-
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•• --~ ':-_ ·-2~~~~~~~~ ~~
Job No: SHA-01 Date: 5/22/00
Existing Conditions
PACIFIC ENTERPRJSES
Figure 3
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Vegetation Resources
LEGEND
sym plant community Existing
FVVM DISTURBED FRESHWATER MARSH 0.15
DSWS SOUTHERN WILLOW SCRUB 0.24
EXO EXOTIC 0.52
DIS DISTRUBED / BARE DIRT 4 .97
DEV DEVELOPED/ PAVED ROAD 0.18
TOTAL AREA (ACRES) 6.06
en w
0 a:
:::J
0
CJ) w a: <(
z z
s;t" a:
0 (0 f2 I
200 FT
I
#021231 January 6, 2002
100
)
~ 0 :::i s;t" <( 0 0 I
t-C\I 6 -,-LU C\I <(
II)
CJ ~ (/) z ....I w a: > n.. <( <( 0 BASE: PARTNERS PLANNING AND ENGINEERING NORTH HCALE: -1 • = 1 00'
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Project Impacts
LEGEND
plant community
COASTAL & VALLEY FRESHWATER MARSH -DISTURBED SOUTHERN WILLOW SCRUB
EXOTIC
DISTURBED / BARE DIRT
DEVELOPED / PAVED ROAD
TOTAL AREA (ACRES}
Impacts
Existing Proposed
0.15 0.02*
0 .24 0.03*
0 .52 0.33
4.97 4.57
0.18 0.22
6.06 5 .17
* Measured by Planning systems from data provided by previous biological analysls
V./7,J PROJECT IMPACTS (not previously assessed}
IMPACTS ASSOCIATED WITH PREVIOUS PERMIT APPLICATION
(Laurel Tree Road Improvements)
ROADWAY WIDENING IMPACTS
0 Pf'lEVlOUS BIOI.OOICAL ANALYSIS HAS ASSESSED THE IMPACTS ASSOCIATID wm-t
THE STcAM CROSSING AS SHOWN IN THIS Pl.AN (SEE TEXT OF THIS REPOR't1.
IMPACTS ASSOCIATED WIHT THIS PROJECT, BUT NOT PREVIOUSI.Y ASSESSED, ARE
THE SUBJECT OF THIS FIGURE.
SURVEY NOTE:
A FIELD SURVEY1:D IN OECEMBER, 2002 BY PLANNING
SYSTEMS FOR VEC3ETA110N RESOURCES.
B. BASE MAP BY PARTIIIERS Pl.ANNING AND ENGINEERING
#021231
EE 0
l
DECEMBER 20, 2002
50 100 200n
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NORTH SCALE: -1" = 100'
~ 0 <t: ~ a. z ~ v a:
<O f2 I
l-0 ::i v c) 0 0 I w C\I 0 ,....
""") N ~ 0 ~ en ..J a: z a: a. a. <{ <{ (.)
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Appendix C
Pre-Construction Notification for Nationwide Permit 39, Pacifica Palomar
Improvements Projects, City of Carlsbad, California
April 3, 2002
Application for Section 1603 streambed Alteration Agreement for the
. Proposed Pacifica Palomar Improvements Project,
City of Carlsbad, California
April 3, 2002
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& ASSOCIATES, INC.·
Professional 1ea:ms for Complu Projects
April 81 2002
Ms. Tamara Spear
Engineering, Planning,
Environmental Sciences and
Management Services
California Department of Fish and Game
Lake and Streambed Alteration Program
4949 Viewridge Avenue
San Diego, California 92123-1662
Corporate Office:
605 Third Street
Encinitas, California 92024
760,942,5147
Fax 760.632.0164
3223-01
Subject: Application for Section 1603 Streambed Alteration Agreement for
the Proposed Pacifica Palomar Improvements Project/ City of
Carlsbad, California
Dear t amara,
Pacifica Enterprises Island Realty I1 L.P. (Pacifica Enterprises) is submitting this application
for a Streambed Alteration Agreement in accordance with Section 1603 of the California Fish
and Game Code for the proposed Live Oak Park Road Access Road Improvements Project1
located in the County of San Diego, California. Enclosed1 please find a completed application
form and the fee1 as determined from the Fee Schedule1 in the amount of $772.75,
PROJECT LOCATION
The proposed project site is located just south of the Palomar Airport Road/ Aviara Parkway
intersection. The project site is identifi_ed as Assessor1s Parcel Num.ber 212-040-25-00 and is
located in an unsectioned piece of land within the U.S. Geological Survey 7.5 minute map,
Encinitas quadrangle: Township 12 Southj Range 4 West; longitude 117°17' 54'W and
latitude 33 °07' 22"N (Figures 1 and 2).
Onsite and Surrounding Land Uses
The majority of the Pacific Enterprises property is level, with one main drainage traversing
the southern portion of the eastern parcel and the northern portion of the western parcel.
The majority of the site is comprised of disturbed habitat, with native vegetation
communities (including freshwater marsh1 southern willow scrub, and southern mixed
chaparral) existing along the length of the drainage and on the steep slope along the southern
boundary of the parcel (City of Carlsbad1 2001). Onsite elevations range from approximately
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Ms. Tamara Spear
Re: Application for Section 1603 Streambed Alteration Agreement
100 feet to 160 feet above mean sea level (AMSL). According to Bowman (1973\ two soil
types are present on the Pacific Enterprises property: Visalia sandy loam (two to five percent
slopes), which occurs in alluvial fans and floodplains, and Diablo clay (15 to 30 percent
slopes). The project site is bordered by Palomar Airport Road to the north, Encinas Creek
to the south, and undeveloped, disturbed land to the east and west.
METHODS
A formal delineation of wetlands and waters of the State under the jurisdiction of the
California Department of Fish and Game (CDFG), was conducted by Helix Environmental
Planning, Inc.(HELIX) biologists W. Lar:ry Sward and Sally Trnka on April 12 and 13, 2000
and was revised by Dudek & Associates, Inc. (DUDEK) biologists Sherri Miller and Tricia
Wotipka on November 30, 2001. The CDFG jurisdictional areas were determined primarily
on the presence of wetland vegetation where associated with a stream channel. The
boundaries of the CDFG jurisdictional wetlands were mapped directly onto a 111 = 100' base
topographic map. Please refer to Appendix A for the complete wetlands delineation report
prepared by HELIX.
RESULTS
Waters of the State
Approximately 3.15 acres of existing jurisdictional wetlan~s were identified within the
project site: 2.3 acres southern willow scrub, 0.3 acre disturbed southern willow scrub, 0.3
acre disturbed wetlands, 0.2 acre freshwater marsh, and 0.05 acre culverted waters of the U.S.
Of the 2.3 acres of southern willow scrub, approximately 0.7 acre is under the jurisdiction of
the U.S. Army Corps of Engineers (AC.OE) and the CDFG. The remaining 1.6 acres _are under
the jurisdiction of the CDFG only. Of the 0.3 acre of disturbed southern willow scrub, 0.06
acre is under the jurisdiction of the ACOE and CDFG. The remaining 0.24 acre is under the
jurisdiction of the CDFG only. A general description of each wetland habitat type within the
proposed-project area is discussed below.
Southern Willow Scrub
Holland (1986) describes southern willow scrub as a dense, broad-leafed, winter-deciduous
3223-D1
& ASSOCIATES, INC. Pacifica Palomar Improvements Project Page 2
Pro/culCJfll21 Teall\.J for Con,p/;:x PTOJccts
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Ms. Tamara Spear
Re: Application for Section 1603 Streambed Alteration Agreement
riparian thicket dominated by several species of willow, including arroyo willow (Salix
lasiolepis), and Goodding's black willow (Salix gooddingii), with scattered Fremont's
cottonwood (Populus fremontii) and western sycamore (Platanus racemosa). Willow density
typically inhibits the development of an understory.
Within. the Pacific Enterprises property, southern willow scrub is dominated by arroyo willow
(Salix lasiolepis) and Fremont's cottonwood (Populus fremontii).
Disturbed Southern Willow Scrub
This plant community consists of southern willow scrub with a substantial invasion of
exotic/non-nati_ve plant species, like pampas grass (Cortaderia sel/oana) which generally
outcompetes with native vegetation _for resources.
Freshwater Marsh
According to Holland (1986), coastal and valley freshwater marsh is typically dominated by
perennial, emergent monocots which range in height from 12 to-15 feet. This vegetation type
occurs along the coast and in coastal valleys near river mouths and around the margins of
lakes and springs. Characteristic species include riparian monocots such as cattails (Typha
sp.), spike sedge (Eleocharis sp.), rush (Juncus sp.), and umbrella sedge (Cyperus sp.). Onsite,
this habitat type is primarily dominated by bulrush (Scirpus sp.) and cattails (Typha sp.).
Disturbed Wetlands
This habitat type generally contains an assemblage of low-growing, hydrophytic vegetation
and is_ typically found within the low~st portion of a stream channel or along the channel
banks. Onsite, this habitat type occurs along the upper channel banks of Encinas Creek at
the far western property boundary and is dominated by bristly ox-tongue (Picris echioides).
Culverte~ Waters of the U.S.
This habitat type refers to the area onsite where Encinas Creek passes under Laurel Tree Road
(currently a dirt road) and is completely enclosed within an existing box culvert and two 36-
inch pipe culverts.
Aplil 2002 3223-01
& ASSOCIATES, INC. Pacifica Palomar Improvements Project
P.,oJurionm TcaDU for CDmJilcc P,o}e:U
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Ms. Tamara Spear
Re: Application for Section 1603 Streambed Alteration Agreement
Project Relation to Regional Planning Efforts
The City of Carlsbad Habitat Management Plan (HMP) is a Natural Communities
Conservation Planning (NCCP) subarea plan, addressing potential impacts to native species
and habitats while at the same time providing mitigation options that satisfy the federal and
state Endangered Species Acts (ESAs). The primary objective of the HMP is to identify and
maintain a preserve system that allows for the sustained existence of animals and plants at
both the local and regional levels. The HMP preserve is a network of large habitat blocks
with interconnecting linkages.
The Pacific Enterprises property is not located within any City of Carlsbad HMP de.signated
Focus Planning Areas (FPAs), or Special Resource Areas. The project site is, however, located
immediately north and west of Linkage Area F. This linkage connects Core 6 and ·core 8
FPAs and is-intended to serve primarily as a stepping-stone linkage for birds. The linkage
consists mainly of coastal sage scrub and chaparral habitats. The proposed project would not
affect linkage Area F.
The project site is located within the Mello II Segment of the Carlsbad Local Coastal Program
(LCP), with the principal objectives of this plan including protection of coastal waters and
associated tributaries.
Sensitive Species Surveys and Results
-Focused surveys for the federally-listed endangered least Bell's vireo (Yireo be/Iii pusillus) were
conducted by Renee Owens between April 12 and June 21, 2000. The surveys were
conducted undeir the authority of Federal 10a permit# 799569 and in 'accordance with the
current U.S. Fish and Wildlife Service . .permit survey protocol guidelines and req~irements.
A recorded tape of least Bell's vireo vocalizations was played briefly every 50 to 100 feet
(depending on sound attenuation due to noise disturbances and topography) to aid in
auditory detection of targeted bird species. No least Bell}s vireo individuals were detected
within the project site; however, a pair of yellow-breasted chats (lcteria virens)J a State Species
of Concern1 was detected in the riparian vegetation approximately midway between Laurel
Tree Road and the eastern border of the site. Although no least Bell's vireos were observed
during focused surveys, if project grading activities are not completed outside of the breeding
season, the project applicant will c·onsult with the United States Fish and Wildlife Service to
determine whether additional surveys or mitigation are needed.
, April2002 3223-01
& ASSOCU~.TES, INC. Pacifica Palomar Improvements Project Page 4
?ra/wimu:l Tcam..r far Con1J,ler Projtas
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Ms. Tamara Spear
Re: Application for Section 1603 Streambed Alteration Agreement
Surveys for the federally-listed endangered southwestern willow flycatcher (Empidonax trailli
extimus) were conducted concurrently with surveys for the least Bell's vireo, and no
southwestern willow flycatchers were observed onsite.
No sensitive plant species were observed onsite during the botanical survey, although a total
of 17 sensitive species were determined to have the potential to occur (please see Appendix
B). These species include one federally-and state-listed endangered species (Orcutt' s
spineflower [Chorizanthe orcuttiana]\ and two federally-listed threatened and state-listed
endangered species (thread-leaved brodiaea [Brodiaea filifolia] and San Diego thommint
[Acanthomintha ilicifolia]) .
HELIX biologist Sally Trnka conducted surveys for these species within the Pacific Enterprises
property on May 26, 2000. No rare plants were detected during the survey and because of
the intensely disturbed state of the project site and the dense canopy of the riparian
vegetation, no rare plants are likely to appear onsite.
Wildlife Corridors
Wildlife corridors can be described as linear features that connect large patches of natural
open space and provide avenues for dispersal or migration of animals, as well as dispersal of
plants (e.g., via wildlife vectors). The project study area is located along Encinas Creek.
Riparian corridors are typically used.by wildlife as movement corridors and this drainage links
inland areas within the City of Carlsbad with the Pacific Ocean, located approximately 1.5
miles west of the study area.
PROJECT DESCRIPTION AND IMPACT ANALYSIS
Pacifica Enterprises proposes to construct a 120,000 square foot, three story1 office building
with 385 surface and 104 underground parking spaces on approximately 16 acres in the City
of Car1sbad1 California. Improvements to the existing Laurel Tree Road1 a public road, will
be implemented and will consist of the installation of a 140' X 65' triple box culvert; the
extension of drainage faciliti~s from Palomar Airport Road to proposed detention basins;
frontage improvements on Palomar Airport Road; and the installation of a storm water
detention basin along the southern edge of the proposed office building (see Figures 4 and 5).
3223-01
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Ms. Tamara Spear
Re: Application for Section 1603 Streambed Alteration Agreement
In addition, a 50-foot buffer is proposed to extend from the existing riparian habitat to the
southern edge of the proposed commercial development. The buffer area, which is currently
comprised of non-native weedy species1 will be revegetated with a native vegetation mix that
will serve to filter runoff and prevent exotic plant species from entering Encinas Creek. As
mentioned previously, the applicant will be responsible for installing and maintaining a storm
water detention basin within the project site. The stormwater detention basins will be
installed within a portion of the buffer area to control pollutant discharge in accordance with
National Pollutant Discharge Elimination System (NPDES) best management practices and
will be designed to collect and filter urban water runoff from Palomar Airport Road and the
project site before emptying into Encinas Creek (Figure 4).
The applicant also proposes to install a citywide trail segment along the southern edge of the
development (between the office building and the detention basin). Please note that the
construction of the trail and the stormwater detention basin will not result in additional
impacts to jurisdictional wetlands.
TABLE 1
PROPOSED IMPACTS BY IMPACT AREA AND HABITAT/DRAINAGE TYPE
r • · ., . , -. .' ·;1w:lv'~.f1 : ,_ ~~~~--,;-~~,r--------=,i
L:.Jfil@~:tl.1lli.~imm},n1~rm;]B -~
Southern Willow Scrub
Permanent• 0.08
Temporary-0.09
Disturbed Southern Willow Scrub
Permanent· 0.03
Temporary-o.o,
Freshwater Marsh '.
Permanent -0.04
Temporary-0.02
Culverted Waters of the U.S.
Permanent• 0.05
Temporary-...
Permanent Jurisdictional Impacts 0.2
Temporary Jurisdictional Impacts 0.12
1 Column may not total precisely due to rounding error
3223-01
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Ms. Tamara Spear
Re: Application for Section 1603 Streambed Alteration Agreement
Implementation of the proposed project will permanently impact approximately 0.08 acre
of southern willow scrub, 0.03 acre of disturbed southern willow scrub, 0.04 acre of
freshwater marsh, and 0.05 acre of culverted waters of the U.S. Temporary impacts to 0.09
acre of southern willow scrub, 0.01 acre of disturbed southern willow scrub and 0.02 acre of
freshwater marsh will also be incurred due to the installation of energy dissipaters at storm
drain outlets (Figure 4).
MITIGATION PLAN
Avoidance and minimization are the first steps in mitigation and have been an integral part
of the planning efforts for this project. Of the 3.15 acres of jurisdictional waters and
wetlands onsite, 2.83 acres are being avoided and will be preserved onsite along Encinas Creek
(see Table 2). However, permanent impacts to 0.08 acre of southern willow scrub, 0.03 acre
of disturbed southern willow scrub, 0.04 acre of freshwater marsh, and 0.05 acre of culverted
waters of the U.S., t0taling 0.2 acre, are unavoidable due to the improvements required at the
existing Laurel Tree Road crossing of Encinas Creek.
TABLE2
ACREAGE IMPACTS TO JURISDICTIONAL AREAS
FOR THE PROPOSED PROJECT
~ ' --~--:·-· ---··--, -~-· ~ .· ,-·~::, -,, ~-~-~~1
• -~mr1H, mITf:Jril'l:',i , , ~••· • lW1Iifillilrnfil "vl~ > 1 + \ ""' ._~ ."' • • -_J ~ ' sf :, •t , I t ~ O•"w • ,,,.. !'I , .
itµ ~:~1-·1,;ttt':l;t'1 , ,t-J rh 101·' ; i ·~ ·~i~·1f ,~ . ·-f r,::: ; .. •i,::' ,.":;M"f.To. '?, ' , .• ~.!l-J. -~. ', ,.J]L ',: J 'ffi1,!::E1\ .. 'iu.Ji.1.mIJ~, -t·
F½i ''t·:··/ ;1• • • ,•' ··, J;\~t!f1l ·,_'·: , \~1R:t1i • ·: . . , ~ i_';,, i-.,,:,j
~-~---,:..l-~---~·~---.........,.._,.,....,. ___ ..,..,.,,,:i,..:...;,_,..1 ____ ,:_~.;..~!l
Southern willow scrub 2.3 0.08 0.09 2.13
Disturbed Southern Witlow Scrub 0.3 0.03 0.01 0.26
Freshwater Marsh 0.2 0.04 0.02 0.14
Disturbed Wetlands 0.3 ... ... 0.3
Culverted Waters of the U.S. 0.05 0.05 . .. . ..
TOTAL 3.15 0.2 0.12 2.83
Proposed mitigation for permanent impacts to 0.2 acre of jurisdictional wetlands will include
the creation and enhancement of 0.4 acre of wetlands at a ratio of 3:1 (1:1 creation, 2:1
enhancement) for southern willow scrub and disturbed southern willow scrub and 1:1 for
freshwater marsh. Impacts to culverted waters of the U.S. will be mitigated through the
replacement of the existing culverts with a triple box culvert. The mitigation program will
3223-01
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Ms. Tamara Spear
Re: Application for Section 1603 Streambed Alteration Agreement
create approximately 0.1 acre of southern willow scrub and 0.04 acre of freshwater marsh
and will enhance approximately 0.2 acre of southern willow scrub. The mitigation program
will occur primarily along the far eastern property boundary within extensive disturbed
habitat and within disturbed patches of southern willow scrub along Encinas Creek.
Temporary impacts to 0.09 acre of southern willow scrub, 0.01 acre of disturbed southern
willow scrub, and 0.02 acre of freshwater marsh will be restored to pre-construction contours
and revegetated with native vegetation.
Pacific Enterprises Island Realty 1, LP. hopes that the California Department of Fish and
Game deems _this application for a Section 1603 Streambed Alteration Agreement to be
complete. If you have any questions or require further information regarding the project,
please call me at (760) 942-5147.
Very truly yours,
• DUDEK & ASSOCIATES, INC.
Tricia 1. W otipka
Biologist/Environmental Specialist I
TLW/alc
cc: Ali Shapour.i, Shapouri & Associates
Van Lynch, City of Carlsbad
att: Figures 1-5
Appendices A-B
Copy of NWP 3 9 letter
Copy of Section 401 letter
Copy of Coastal Development Permit
}/litigated Negative Declaration
April 2002 .............. ,
&ASSOCIATES, INC. Pacifica Palomar Improvements Project
Pro/ru1muzl Teem, for Cnn1Jil= ProJecu
3223-01
Page B
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NOTIFICATION OF LAKE OR STREAMBED AL TERA TION
(See attachmentlenclosurefor instructions)
Applicant Information I
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1 1 Name /Address //Telephone Number / EJr=P=ac=ifi=c=a=E=nt=e=rp=ri=se=s=Is=lan=d=R=e=al=ty=I=, ,:============~~'.J::5=s=u=s::;:m=e=s=s:=(=85=8=)=7=55=-=02=1=6=!i
12780 High Bluff Drive, Ste, 160
I
L.P. San Diego, CA 92130 Rax: EJI I Shapouri &Associates Husmess: (858) 756-8340
Operator Ali Shapoun_· P.O. Box 676221 Rancho Santa Fe, CA 92067 . Rax: (858) 756-8344
Dudek & Associates, Inc. vontact Person i I
(if not Tricia Wotipka 605 Third Street
applicant) _ Encinitas, CA 92024
Property
Owner:
Project Information
/Business: (760) 942-5147
Fax: (760) 632-8710
/county ltASsessor s .t'arcel
IN'umber /section I/Range I/Township /usGS-Map
San Diego I 212-040-25..:00 --/I 4W /I 12 South I Encinitas
!Name or .Klver, I Encinas Creek Stream, or Lake:
llributary To'! / Empties directly into Pacific Ocean
I.Proposed Project Cost Number of Stream
Proposed Start Completio.IJ (see ioetween $25,000 Encroachments
Date: instructions; and $500,000 (Timber Harvest --Date: Plans-Onlv):
Attachments/Enclosures
'Please attach or enclose .. the following documents listed below and check the boxes of the documents.attached or
enclosed. • •
Project Description
(below)
Map showing the location of the project,
including distances D Construction plans pertaining to the project
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ll>Iease attach or enclose the following documents listed below, if applicable, and check the boxes of the documents
9attached or enclosed.
Completed CEQA U Envrronmental Impact Report Negative Declaration
aocuments: 181 Mitigated Negative Declaration D Notice of Exemption
Copies of all applicable 8,1Local. Describe: City of Carlsbad Coastal Development Permit
ocal, State, or federal pstate. Describe: I bermits, agreements, or other
uthorizations: fgJ /Cfederal. Describe: )
I ame of Applicant: __ P_a_c_ifi_1c_a _En_t_erp..__ris_e_s_Is_lan_d_R_ea_lty ___ I, __ L_.P_. __________ _
I
Project Description I
I Please describe your project or activity in detail below and, if necessary, on separate attached pages.
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Please see attached letter.
~ Continued on separate page(s)
I hereby certify that all information contained in this notification is true and correct and that I am authorized to sign I this document. I understand that in the event this information isfqund to be untrue or incorrect, I may be subject to
civil or criminal prosecution and the Department may consider this notification to be incomplete andlor cancel any
Lake or Streambed Alteration Agreement issuedpursuant to this notification. I understand that this notification is I valid only/or the project described herein and that I may be subject to civil or criminal prosecutionfor undertaking
a project that differsftom the one described herein, unless I have notified the Department of that project in
accordance with section 1601 or 1603 of the Fish and Game Code.
11 understand that a Department representative may, need to inspect the property where the project described herein
will take place before issuing a Lake or Streambed Alteration Agreement pursuant to this notification. In the event
the Department determines that a site inspection is necessary, I hereby authorize the Department to enter the ■;roperty where the project described herein will take place to inspect the pro perry at any reasonable time and
.-certyy that I am authorized to grant the Department permission to access the property.
~I request the Department to first contact me at (insert telephone number) Tricia Wotipka at (760) 942-5147
to schedule a date and time to enter the propertj; where the project described herein will take place and understand
'hat this may delay the Department's evaluation of the project ~escribed herein.
I ~ \t'ht'~ Operator or cf i,eiator1s Representative Date
J R'or Department Use Only
Date Received: '.Fees Yes$ 'lotification No.: enclosed? -No -
I kotiiication Complete?
res. )-day No. Notification materials and application letter sent on -fee returned on (date): (date): f otes:
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Project Questionnaire Page I of2
CALIFORNIA TH.E GOLDEN STATE
CALIFORNIA
HOMEPAGE
DEPARTMENT OF FISH AND GAME
Lake and Streambed Alteration Program
Project Questionnaire
Please complete the following questionnaire and submit it with your notification package to expedite
the Department's review of your proposed project or activity. Please attach or enclose any additional
information or documents that su12oort or relate to vour resoonse.
Maybe/ ro/ Please explain if you
IYes responded "yes" or Uncertain "maybe/uncertain"
1. Will the project or act1v1ty mvolve work on the c=J□ Riprap, culverts and improvements to bank of a river, stream, or lake? X Laurel Tree Road
12. il you answered "yes" to #1, will the project or
activity involve any of the following:
ja. Removal or any vegetat10n? 1/~I I 0.08 ac SWS, 0.03 ac c!SWS,
0.04 ac FWM, & 0.05 ac culvert
/6. Excavat10n or tlie 6ank? IIKJI I for culverts
/c. Placement or piers'? 11:JI l[K]
d. Placement ot bankprotect10n or stabillzat1on □DD structures or materials ( e.g., gabions, rip-rap,
concrete slurry/sacks)? Riprap at storm.drain outlets
IJ. Will the proJect or act1v1g take place 111, DOU I adjacent to, or near a river t at has been liesignated as "wild and scenic" under state or
federal law?
4. Will the project or act1v1ty mvolve work m the [Jc=J[ll I lbed or channel of a river, stream, or lake? During culvert replacementt
15. Will the project or act1v.1ty mvolve the w=JD 1Placement of any permanent or temporary Dewatering pump or diversion structure· in a river, stream, or lake? pipe
). Will the proJect mvolve the use of material tram □CJGJ a stream bed?
7. Wil1 the project or activity result m the disposal □DD Replacement of existing culvert
or deposition of-debris, waste, or other material in with a triple box culvert
a riyer, stream, or lake? x
a. lfyou answered "yes" to ·tn, descnbethe·
I I tmaterial that will be disposed of or deposited in
+he river stream, or, lake: clean, fill dirt
8. Will any type at equipment be used ma nver, [JCJ□ stream, or lake?
a l! you answered ''yes" to 'fflS, ctescnbe me type I I of equipment that will be used: • backhoes, excavators
Y. Does the project or ac_t1v1ty area !load or GJc=J□ Encinas Creek is a perennial tributary tperiodically become inundated with water? to Pacific Ocean
l 1J. Will water need to be diverted .tram a nver, [JCJ□ Temporarily during culvert
stream, or lake for the project or activity? replacement
l l. l! you answered yes to ff l u, please answer
h1tn://www.dfa.ca.12:ov/wahcb/projques.htmI 5/13/99
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'Project Questionnaire
l th fill • e o owmg: r
Page2of2
a. Will this be a temporary diversion?
Only during construction X
b. Will water quality be affected by the deposition
x1 of silt, an increase in water temperature, a change
in the pH level, or in some other way?
c. Wlll the water be d1verted by means of a dam, GJ reservoir, or other water impoundment structure?
12. Will the project or act1v1ty be done pursuant to GJI a water right application or permit?
13. Has a wildlite assessment or study been
completed for the area where or near where the
!Project or activity will talce place? (If "yeS'-please A Biological Survey Report was attach or enclose a copy of the assessment or prepared by Helix dated study.) X November 27, 2001
114. May the project or act1v1ty anect tish, GJ~□ amphibians, insects, or other aquatic resources? Temporarily during construction
15. May the proJect or act1v1ty arrect terrestrial GJCJ□ wildlife? Temporarily during construction
16. Are any endangered or rare plant species □DD ~hought or known to occur in the area where the San Diego thommint, thread-leaved broposed project or activity will talce place? brodiaea
17. Are any endangered or threatened fish, brrd, or □□□ animal species thought or lmown to occur in the
~ea where the proposed project or activity will
!take place? x least Bell's vireo
118. Have you contacted. any other loca1, -State, or [J/ /0, federal agency regarding the project or activity?
a. lt you answered. "yes to ff l ~, please 11st the Regional Water Quality Control Board, U.S. Anny Corps of !names of the agencies you have contacted: Engineers, City of Carlsbad
119. Have you applled tor or obtamed any permit, rr=JDI agreement, or other authorization for your project
or activity from any government agency?
'If you answered "ye~" to# lY, please 11st the Section 401 Water Quality Certification, NWP 39,
names or describe the permit, agreement, or Coastal Development Permit
authorization you have applied for or obtained: (approved on November 6, 2001) .
LU. Have any envrronmental ctocuments perta1mng GJc=J□
to your project or activity been prepared? x
a. u you answered "yes" to #20, please list the /
/environmental documents that have been prepared: ~ Mitigated Negative Declaration
I hereby certify that all information contained in this notification is true and correct and that I am
authorized to sign this document. I understand that in the event this information is found to be untrue
or incorrect, I may be subject to civil or criminal prosecution and the Department may consider this
notification to be incomplete and/or cancel any Lake or Streambed Alteration Agreement issued
pursuant to this notification.
Date
I ·httn·//v,,1ww rifer r.R onv/wRhr.h/nrnirme.c;.ht:llT
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111U•>lt◄
& ASSOCIATES, INC.
Profustonal 1!:ams for Complu Pro1ects
April 3, 2002
Mr. Rob Lawrence
Engineering, Planning,
Environmental Sciences and
Management Services
U.S. Army Corps of Engineers
16885 West Bernardo Drive, Suite 300-A
San Diego, CA 92127
Corporate Office:
605 Third Street
Encinitas, California 92024
760,942.5147
Fax 760.632.0164
3223-01
Subject: Pre-Construction Notification for Nationwide Permit 39, Pacifica
Palomar Improvements Project, City of Carlsbad, California
Dear Rob,
Pacifica Enterprises Island Realty 1, LP. (Pacifica Enterprises) is submitting this request for
a Pre-Con~truction Notification for the proposed Pacifica Palomar Improvements Project in
conformity with the U.S. Army Corps of Engineers (ACOE), and in accordance with Section
404 of the federal Clean Water Act.
PROJECT LOCATION
The proposed project site is located just south of the Palomar Airport Road/ Aviara Parkway
intersection. The project-site is identified as Assessor's Parcel Number 212-040-25-00 and is
located in an unsectioned piece of land within the U.S. Geological Survey 7.5 minute map,
Encinitas quadrangle: Township 12 South; Range 4 West; longitude 117°17' 54"W and
latitude 33°07' 22"N (Figures 1 and 2).
Onsite and Surr..ounding Land Uses
,.
The majority of the Pacific EnterpriseS'property is level, with one main drainage traversing
the southern portion of the eastern parcel and the northern portion of the western parcel.
The majority of the site is comprised of disturbed habitat,. with native vegetation
communities (including freshwater marsh, southern willow scrub, and southern mixed
chaparral) existing along the length of the drain~ge and on the steep slope along the southern
boundary of the parcel (City of Carlsbad, 2001). Onsite ele~ations range from approximately
100 feet to 160 feet above mean sea level (AMSL). According to Bowman (1973), two soil
types are present on the Pacific Enterprises property: Visalia sandy loam (two to five percent
slopes), which occurs in alluvial fans and floodplains, and Diablo clay (15 to 30 percent
slopes).
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Mr. Rob Lawrence
Re: Pre-Construction Notification for Nationwide Permit 39
The project site is bordered by Palomar Airport Road to the north, Encinas Creek to the
south, and undeveloped, disturbed land to the east and west.
METHODS
A formal delineation of "waters of the United States"; including wetlands, under the
jurisdiction of the ACOE, was conducted by Helix Environmental Planning1 Inc.(HELIX)
biologists W. Larry Sward and Sally Trnka on April 12 and 131 2000 and was updated by
Dudek & Associates, Inc. (DUDEK) biologists Sherri Miller and Tricia·Wotipka on November
30, 2001. Wetlands were delineated in accordance with the 1987 U.S. Army Corps of Engineers
Wetlands Delineation Manual (Technical Report Y-87-1) and the boun~aries of the
jurisdictional waters and wetlands were mapped directly onto a 1"= 100' base topographic
map. Potential ACOE jurisdictional areas were investigated for evidence· of vegetation,
hydrology and soils. Please refer to Appendix A for the complete wetlands delineation report
prepared by HELIX.
RESULTS
Waters of the U.S.
Approximately 1.01 acres of existing jurisdictional waters of the U.S., including wetlands1
were identified within the project site: 0.7 acre southern willow scrub, 0.06 acre disturbed
southern willow scrub, 0.2 acre freshwater marsh and 0.05 acre culverted waters of the U.S.
A general description of each wetland habitat type within--the proposed project area is
discussed below.
Southern Willow Scrub
Holland ·(1986) describes southern willow scrub as a dense, broad-leafed, winter-deciduous
riparian thick~t dominated by several species of willow, including arroyo willow (Salix
lasiolepis), and G~odding's black willow (Salix gooddingii), with scattered Fremont's
cottonwood (Populus fremontii) and western sycamore-(Platanus racemosa). Willow density
typically inhibits the development of an understory.
Within the Pacific Enterprises property, southern willow scrub is dominated by arroyo willow
April2002 3223-01
&ASSOCIATES, INC. Pacifica Palomar Improvements Project Page 2
'Pro/u=nal T,onu for Comp!=: Pro/ccr,
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Mr. Rob Lawrence
Re: Pre-Construction Notifi.cation for Nationwide Permit 39
(Salix lasiolepis) and Fremont's cottonwood (Populus fremontii).
Disturbed Southern Willow Scrub
This plant community consists of southern willow scrub with a sub"stantial invasion of
exotic/non-native plant species, like pampas grass (Cortaderia selloana) which generally
outcompetes with native vegetation for resources.
Freshwater Marsh
According to Holland (1986), coastal and valley freshwater marsh is typically dominated by
perennial, emergent monocots which range in height from 12 to 15 feet. Thi~ vegetation type
occurs along the coast and in coastal valleys near river mouths and around the margins of
lakes and springs. Characteristic species include riparian monocots such as cattails (Typha
sp.), spike sedge (Eleocharis sp.), rush (Juncus sp.), and umbrella sedge (Cyperus sp.). Onsite,
this habitat type is primarily dominated by bulrush (Scirpus sp.) and cattails (Typha sp.).
Culverted Waters of the U.S.
This habitat type refers to the area onsite where Encinas Creek passes under Laurel Tree Road
(currently a dirt road) and is completely enclosed within an existing box culvert and two 36-
inch pipe culverts.
Wildlife Corridors
Wildlife corridors can be described as linear features that connect large patches of natural
open space and provide avenues for dispersal or migration of animals, as well as dispersal of
plants (e.g., via wildlife vectors). The pi;oject study area is located along Encinas Creek.
Riparian corridors are typically used by wildlife as movement corridors and this drainage links
inland areas within the City of Carlsbad with the Pacific Ocean, located approximately 1.5
miles west of the study area.
Project Relation to Regional Planning Efforts
The City of Carlsbad Habitat Management Plan (HMP) is a Natural Communities
Conservation Planning (NCCP) subarea plan, addressing potential impacts to native species
Aprtl2002
& ASSOCIATES, INC. Pacifica Palomar Improvements Project
l'ro/wlanal r..,., for Comi,J.z Pn,/,i:u
3223-01
Page 3
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Mr. Rob Lawrence
Re: Pre-Construction Notification for Nationwide Permit 39
and habitats while at the same time providing mitigation options that satisfy the federal and
state Endangered Species Acts (ESAs). The primary objective of the HMJ? is to identify and
maintain a preserve system that allows for the sustained existence of animals and plants at
both the local and regional levels. The HMJ? preserve is a network of large habitat blocks
with interconnecting linkages.
The Pacific Enterprises property is not located within any City of Carlsbad° HMP designated
Focus Planning Areas (FPAs), or Special Resource Areas. The project site is located
immediately north and west of Linkage Area F. This linkage connects Core 6 and Core 8
FPAs and is intended to serve primarily as a stepping-stone linkage for birds. The linkage
consists mainly of coastal sage scrub and chaparral habitats. The proposed project would not
affect linkage Area F.
The project site is located within the Mello II Segment of the Carlsbad Local Coastal Program
(lCP), with the principal objectives of this plan including protection of coastal waters and
associated tributaries.
Sensitive Species Surveys and Results
Focused surveys for the federally-listed endangered least Bell's vireo (Vireo be!!ii pusillus) were
conducted by Renee Owens between April 12 and June 21, 2000. The surveys were
conducted under the authority of Federal 10a permit# 799569 and in accordance with the
current U.S. Fish and Wildlife Service permit survey protocol guidelines and requirements.
A record~d tape of least Bell's vireo vocalizations was playf:~ briefly every 50 to 100 feet
(depending on sound attenuation due to noise disturbances and topography) to aid in
auditory detection of targeted bird species. No least Bell's vireo individuals were detected
within the project site; however, a pair of yellow-breasted chats (lcteria virens), a State Species
of Concern, was detected in the riparian vegetation .. approximately midway betwe_en laurel
Tree Road and the eastern border of the site. Although no least Bell's vireos were observed
during focused surveys, if project grading activities are not completed outside of the breeding
season, the project applicant will consult with the United States Fish and Wildlife Service to
determine whether additional surveys or mitigation are needed.
Surveys for the federally-listed endangered southwestern willow flycatcher (Empidonax trai!li
extimus) were conducted concurrently with surveys for the least Bell's vireo, and no
southwestern willow flycatchers were observed onsite.
IIJUt)IS _Ap_n12_00_2==================3;;;;;;22;;;;;;3._01
& ASSOCL-\.TES, lNC. Pacifica Palomar Improvements Project Page 4
l'ro/cllffn41 T,..., far c..,,1,r..: Pro/""
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Mr. Rob Lawrence
Re:-Pre-Construction Notification for Nationwide Permt"t 39
No sensitive plant species were observed onsite during the botanical survey, although a total
of 17 sensitive species were determined to have the potential to occur (please see Appendix
B). These species include one federally-and state-listed endangered species (Orcutt's
spineflower [Chorizanthe orcuttiana]), and two federally-listed threatened and state-listed
endangered species (thread-leaved brodiaea [Brodiaea filifolia] and San Diego thornmint
[Acanthomintha ilicifolia]).
HELIX biologist Sally Trnka conducted surveys for these species within the Pacific Enterprises
property on May 26, 2000. No rare plants were detected during the survey and because of
the intensely disturbed state of the project site and the dense canopy of the riparian
vegetation, no rare plants are likely to appear onsite.
PROJECT DESCRIPTION AND IMPACT ANALYSIS
Pacifica Enterprises proposes to construct a 120,000 square foot, three story, office building
with 385 surface and 104 underground parking spaces on approximately 16 acres in the City
of Carlsbad, California. Improvements to the existing Laurel Tree Road, a public road, will
be implemented and will consist of the installation of a 140' X 65' triple box culverti the
extension of drainage facilities from Palomar Airport Road to proposed detention basinsi
frontage improvements on Palomar Airport Roadi and the installation of a storm water
detention basin along the southern edge of the proposed office building (see Figures 4 and 5).
In addition, a 50-foot buffer is proposed to extend from the existing riparian habitat to the
southern edge of the proposed commercial development. The_buffer area, which is currently
comprised of non-native weedy species, will be revegetated with a native vegetation mix that
will serve to fil~f;r runoff and prevent exotic plant species from entering Encinas Creek. As
mentioned previously, the applicant will be responsible for installing and maintaining a storm
water detention basin within the project site. The stormwater detention basins will be
installed within a portion of the buffer area to control pollutant discharge in accordance with
National Pollutant Discharge Elimination System (NPDES) best management practices and
will be designed to collect and filter urban water runoff from Palomar Airport Road and the
project site before emptying into Encinas Creek (Figure 4).
The applicant also proposes to install a citywide trail segment along the southern edge of the
development (between the office building and the detention basin). Please note that the
construction of the trail and the stormwater detention basin will not result in additional
JmJ•lifi _Ap-ril 2_00_2 =================;;;;;;;3;;;;;;;22=3-01
& ASSOCB .. TES, INC. Pacifica Palomar Improvements Project Page 5
ProicuionaJ Tc:AnU for Complcc Projc:cu
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Mr. Rob Lawrence
Re: Pre-Construction Notification for Nationwide Permit 39
impacts to jurisdictional wetlands.
Implementation of the proposed project will permanently impact approximately 0.02 acre
of southern willow scrub, 0.04 acre of freshwater marsh, and 0.05 acre of culverted waters
of the U.S. Temporary impacts to 0.02 acre of freshwater marsh and 0.01 acre of southern
willow scrub will also be incurred due to the installation of energy dissipators at storm drain
outlets (Figure 4).
TABLE 1
PROPOSED IMPACTS BY IMPACT AREA AND HABITAT/DRAINAGE TYPE
t --~---•--.·---· .. " --·--·-••4•~-----· .... 1r-•• ., •• , -· ,--._,,-·-1 , _ • ·._ • • • •• . ,~1trnm~'j --. l L '"Tll f!m me 11lliiliffi'~,·-;
Southern Willow Scrub
Permanent· 0.02
Temporary-0.01
Freshwater Marsh
Permanent• 0.04
Temporary-0.02
Culverted Waters of the U.S.
Permanent· 0.05
Temporary--
Permanent Jurisdictional Impacts 0.11
Temporary Jurisdictional Impacts O.OJ
1Column may not total precisely due to rounding error
MITIGATION PLAN
Avoidance and minimization are the first steps in mitigation and have been an integral part
of the planning efforts for this project. Of the 1.01 acres of jurisdictional waters and
wetlands onsite, 0.87 acre are being avoided and will be preserved onsite along Encinas Creek
(see Table 2). However, permanent impacts to 0.02 acre of southern willow scrub, 0.04 acre
of freshwater marsh, and 0.05 acre of culverted waters of the U.S. are unavoidable due to the
improvements required at the existing Laurel Tree Road crossing of Encinas Creek.
~r!iii~~~~ April2002 ;;;;;;;;;====================;; 3223-01
Pacifica Palomar Improvements Project Page 6
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1H r. Rob Lawrence
Re: Pre-Construction Notification for Naiionwide Permit 3 9
TABLE2
ACREAGE IMPACTS TO JURISDICTIONAL AREAS
FOR THE PROPOSED PROJECT
Disturbed Southern Willow Scrub 0.06
Freshwater Marsh 0.2 0.04 0.02
Culverted Waters of the U.S. 0.05 0.05
TOTAL 1.01 0.11 0.03
0.06
0.14
0.87
Proposed mitigation for permanent impacts to 0.02 acre of southern willow scrub and 0.04
acre of freshwater marsh will include the onsite creation and enhancement of 0.1 acre of
jurisdictional wetlands at a ratio of 3:1 for southern willow scrub (1:1 creation. 2:1
enhancement) and 1:1 for freshwater marsh habitat. The mitigation program will occur along
che far eastern property boundary within extensive disturbed habitat. Temporary impacts
to 0.01 acre of southern willow scrub and 0.02 acre of freshwater marsh will be restored to
pre-construction contours and revegetated with native vegetation.
If you have any questions or require further information regarding this project1 please do not
hesitace to call me at (760) 942-5147.
Very truly yours,
DUDEK & ASSOCIATES, INC.
"::-1 ~ • • . ' j I \ • ' i
QJW,;1,Jv • Vv<¥'°--'
Tricia L. Wotipka
Biologist/Environmental Specialist I
c.'irt:
Ali Shapoun; Shapouri & Associates
I ·an L.l'nch, City of Carlsbad
Figures 1-5
Appendices A-B
Capy of Section 1603 Letter
Copy of Section 401 Letter
Copy of Coastal Development Permit
Mitigated Negative Declaration