HomeMy WebLinkAboutSDP 03-01; KELLY / JRM OFFICE BUILDING; CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN; 2004-02-01CONCEPTUAL WETLANDS MITIGATION AND MONITORING
PLAN
for the
LAUREL TREE LANE
PUBLIC IMPROVEMENTS PROJECT
CITY OF CARLSBAD, CALIFORNIA
Prepared for:
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA. 92008
Pacifica Island Realty I, L.P.
12780 High Bluff Drive, Suite 160
San Diego, California 92130
Contact: Paul Holling
Kelly/ JRM Palomar Airport 'Road, LLC
1040 South Andreasen Drive, Suite 200
Escondido, CA. 92029
Prepared by:
605 Third Street
Encinitas, California 92024
Tricia L. Wotipka, Biologist
Scott Boczkiewicz, Biologist/Habitat Restoration Specialist
Stuart Fraser, Habitat Restoration Specialist
February 2004
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
TABLE OF CONTENTS
Section Page No.
EXECUTIVE SUMMARY ............................................................................................... iv
1.0 PROJECT DESCRIPTION ............................................................... . 1
1.1 Project Location................................................................ 2
1.2 Jurisdictional Areas Affected by the Project ................................................. 2
1.3 Project Responsibility ......................................... -........................................... 6
1.3.1 Restoration Contractor ........................................ -............................... 6
1.3.2 Project Biologist ................................. , ........................ -........................ 7
1.3.3 Contractor Personnel Education ........................................................ 7
1.4 Construction Documents .............................................................................. 8
1.4.1 As-built Conditions ....................................... -..................................... 8
2.0 WETLAND MITIGATION PROGRAM ............................................................. 9
2.1 Proposed Mitigation Sites .................................. ~ .......................................... 9
2.1.1 Location and Size of the Mitigation Sites ........................................... 9
2.1.2 Present and Proposed Uses of the Mitigation Sites ......................... 15
~.1.3 Existing Conditions on the Mitigation Sites .................................... 15
2.1.4, Existing Functions and Values of the Mitigation Sites .................... 17
2.2 Mitigation Goals .......................................................................................... 18
2.2.1 Types ofHabitats to be Created ....................................................... 19
2.2.2 Target Functions and Values ............................................................ 19
2.2.3 Target Hydrologic Regime ............................................................... 23
, ~.2.4 Target Jurisdictional Acreage to be Created/Enhanced ................. 24
2.2~5-Time Lapse ........................................................................................ 25
2.2.6-Cost Estimate .................................................................................... 25
2.3 Mitigation Implementation Plan ................................................................ 26
2.3.1 Rationale for Expecting Implementation Success .......................... 26
2.3.2 Preliminary Schedule ..................................................................... 26
2.3.3 Site Preparation ................................................................................ 27
2.3.4 Irrigation Installation ...................................................................... 28
TABLE OF CONTENTS (Continued)
Section Page No.
February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
2.3.5 Plant Materials Installation Requirements ..................................... 29
2.3.6 Required Activities During Project Implementation ...................... 30
3.0 MAINTENANCE AND MONITORING PLAN ............................................... 32
3.1 Maintenance Activities................................................................ 33
3.1.1 General Maintenance Activities ....................................................... 33
3.2 Specific Habitat Maintenance Guidelines ................................................... 34
3.2.1 Weed Control .................................................................................... 34
3.2.2 Eradication Techniques for Invasive Species ................................... 35
3.2.3 Clearing and Trash Removal ........................................................... 36
3.2.4 Dead Plant Replacement .......... : ............................................. ; ....... 36
3.3 Maintenance Schedule ................................................................................ 36
3.4 Performance Criteria .................... : .............................................................. 37
3.5 Monitoring Schedule and Methods ................................... ~ ......................... 37
3.6 Annual Reports ........................................................................................... 39
3.7 Completion of Mitigation ........................................................................... 39
3.7.1 Notification of Completion ....................... : ...................................... 39
3.7.2 Regulatory Agency Confirmation .................................................... 40
3.8 Contingency Measures ......................... : ...................................................... 40
_. · • 3.8.1-Initiating Procedures for Contingency Measures ........................... 40
_ 3.8.2 Funding Mechanisms ...................................................................... 40
4.0 SELECTED REFERENCES .............................................................................. 40
List of Figures
Figure 1
Figure 2
Figure 3
Regional Map .... .' ............................................................................................. 3
V1c1n1ty Map ................................................................................................... 4
Conceptual Wetlands Proposed Area .......................................................... 10
TABLE OF CONTENTS (Continued)
List of Figures Page No.
Figure4 Conceptual Wetlands Revegetation Plan -PMS ......................................... 10
February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Figure 5
Figure 6
Figure 7
Conceptual Wetlands Revegetation Plan -KMS ......................................... 11
Conceptual Wetlands Revegetation Sections -KMS ................................... 13
Proposed Drainage and Trail Segment Locations ....................................... 14
List of Tables
Table 1
Table 2
Table3
Table4
Tables
Table 6
Table 7
Table 8
February 2004
Direct Impacts to Wetland Habitats -Laurel Tree :Lane Public
Improvements Project ............................................... _ ..................................... .
Southern Willow Scrub Plant Palette ......................................................... 20
Freshwater Marsh Plant Palette .... ·••ou• ....................................................... 21
Coastal Sage Scrub Palette ......................................................................... 22
Onsite Mitigation Acreage Summary ......................................................... 24
Laurel Tree Lane Public Preliminary Project Schedule .............................. 27
Selected Weed Species to Be Removed from Habitat Creation and
Enhancement Areas ..................................................................................... 34
Laurel Tree Lane Public Improvement 5-year Mitigation and Monitoring
Performance Standards .............................................................................. 38
iii
3223-01
5
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
EXECUTIVE SUMMARY
This Conceptual Wetlands Mitigation and Monitoring Plan outlines appropriate onsite
revegetation measures necessary to mitigate for impacts to biological resources resulting
from implementation of the proposed Laurel Tree Lane Public project ("Project"). The
Project consists of extending northerly the existing Laurel Tree Lane public right-of-way
from its present condition to its planned ultimate cul-de-sac conclusion, together with
associated drainage. The Project will serve two planned c.l.evelopments: (i) Pacifica
Island Realty, L.P. ("Pacifica")proposes to construct a 120,000 square foot, three story
office building with 385 surface and 104 underground parking spaces on approximately
16 acres ("Pacifica Project"); and (ii) Kelly/JRM Palomar Airport Road I, LLC
("Kelly/ JRM") proposes to construct approximately 85,000 square foot, three story
office building with 320 surface parking spaces on approximately 6 acres ("Kelly/ JRM
Project"). The Project site is located immediately south of Palomar Airport Road, and is
traversed by the perennial Encinas Creek, which flows east to west from the Pacifica
property through the Kelly/JRM-property. The major Project drainage improvement
consists of installation of a triple box culvert, extension of drainage facilities from
Palomar Airport Road to proposed detention pasins, frontage improvements on
Palomar Airport Road, and installation of a storm water detention basin along the
southern edge of the proposed Pacifica office building.
Permanent impacts resulting from implementation of the Project include approximately
0.02 acre of ,southern willow scrub, 0.04 :;tcre of freshwater marsh, and 0.05 acre of
culverted;waters of the U.S. under the joint jurisdiction of the U.S. Army Corps of
Engineers (ACOE) and the California Department of Fish and Game (CDFG). The
proposed Project will also permanently impact an additional 0.06 acre of southern
willow scrub and, 0.03 acre of disturbed southern willow scrub under the jurisdiction of
the CDFG only (see Table 1, page 5). Proposed mitigation for permanent impacts
includes the on.site cnation and enhancement of a total of 0-41 acre of jurisdictional
wetlands (see Table 5, page 24). Proposed mitigation ratios for ACOE/CDFG joint
jurisdictional wetlands are 2:1 creation for freshwater marsh habitat, and 3:1 (1:1
creation, 2:1 enhancement) for southern willow scrub (see Table 5). Proposed
mitigation ratios for CDFG only jurisdictional wetlands are 3:1 for disturbed southern
willow scrub (1:1 creation, 2:1 enhancement) and 3:1 for disturbed southern willow
scrub (1:1 creation, 2:1 enhancement) (see Table 5). Impacts to 0.05 acre culverted
waters of the U.S. will be mitigated 1:1 through the replacement of the existing pipe
culverts onsite with a new triple box culvert.
iv
February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Temporary impacts resulting from the implementation of the Project include 0.02 acre
of freshwater marsh and 0.01 acre of southern willow scrub under the joint jurisdiction
of ACOE and CDFG. The Project will also temporarily impact an additional 0.08 acre of
southern willow scrub and 0.01 acre of disturbed southern willow scrub under the
jurisdiction of the CDFG only (see Table 1). Temporary impacts will be mitigated
through onsite restoration of pre-construction topographic contours, removal of
remaining non-native plants, installation of native wetland container plants and
application of a native plant hydroseed mix.
The proposed mitigation program will include: 1) creation of southern willow scrub
habitat and an adjacent coastal sage scrub buffer on the P;:idfica property (stated again
below); 2) enhancement of the existing disturbed southern willow scrub immediately
downstream of the Pacifica wetland creation are;:1 through exte:nsive removal of invasive
and non-native plant species; 3) creation of southern willow scrub .and freshwater marsh
and enhancement of existing degraded wetland habitats on the Kelly/ JRM property
through minor grading, removal of non-native plants, and installation of southern
willow scrub and freshwater marsh plants onsite; and 4) creation of a native upland
coastal sage scrub buffer surrounding the Kelly/JRM site, along the north edge of the
existing riparian corridor along Encinas Creek through the length of the Pacifica
property, and adjac~nt to the wetlands creation on the Pacifica property (see Figures 3
through 6, pages 10-13).
It is anticipated that either or both of the planned developments may also be responsible
for installiiig and maintaining $torm water detention basin(s) adjacent to and/or within
the Project site. As required, such storm water detention basin(s) would be installed
within a p<>rtfon of the northern buffer area to control pollutant discharge in accordance
with Natioilal Pollutant Discharge Elimination System (NPDES) best management
practices and W(?U1d be designed to collect and filter urban water runoff from both the
Palomar Airport Road public right-of-way and the Project site before emptying into
Encinas Creek. Both planned developments also propose to install a citywide trail
segment along the south~tn edge of their respective developments (between the planned
office buildings and the detention basin). The construction of the trail and/or storm
water detention basins do not result in additional impacts to jurisdictional wetlands (see
Figure 7, page 14).
This Conceptual Wetlands Mitigation and Monitoring Plan has been prepared in
accordance with the guidelines recommended by the U.S. Army Corps of Engineers for
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
mitigation plan preparation. This plan presents information on Project location and
work descriptions, permitting requirements, Project impacts, mitigation requirements,
planting and irrigation recommendations, maintenance requirements, monitoring
methodology and revegetation success criteria.
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
1 .0 PROJECT DESCRIPTION
The Laurel Tree Lane Public Improvement project (Project) consists of the street
improvement construction for the extension of Laurel Tree Lane public right-of-way and
associated drainage improvements, together with the mitigation proposed in this
Conceptual Wetlands Mitigation and Monitoring Plan. Permanent impacts to wetlands
will result from the new construction of a permanent concrete box culvert drainage
structure (to replace the aging corrugated metal pipe culvert currently in place) within
Encinas Creek under the Laurel Tree Lane right-of-way. Two planned developments
will utilize the Project improvements in that both the Pacifica and Kelly/ JRM
developments will take access from the Laurel Tree Lane cul-de-sac. Pacifica and
Kelly/ JRM on behalf of themselves and the City of Carlsbad are seeking Resource
Agency approval of this Conceptual Mitigation and Monitoring Plan so as to procure any
and all necessary permits (beyond those required by the City of Carlsbad) to commence
construction of the Project improvements. An impact analysis has been conducted by
DUDEK to quantify the impacts to sensitive biological resources located on the Pacifica
and Kelly properties as a result of construction of the Laurel Tree Lane improvements. It
is recognized that approval of this Conceptual Mitigation and Monitoring Plan may be
used by either Pacifica or Kelly/ JRM depending upon which may elect to proceed with
their planned development in advance of the other. In either case, the Project
improvements described herein are required by the City of Carlsbad for either planned
development to proceed.
The Project ~11 require implementing various site improvements to accommodate the
proposed developments and minimize impacts to water quality and existing onsite
native habitats. Several improvements will be required to the existing Laurel Tree Road,
which extends 'south from Palomar Airport Road including installation of a permanent
culvert to convey' Encinas Creek flows under Laurel Tree Lane.
Construction of the proposed Project has been designed to limit potential impacts to
water quality within Encinas Creek. Temporary and permanent siltation and erosion
control measures are incorporated into the proposed Project to minimize and avoid
water quality impacts both during and after construction. Best management practices
(BMPs) will also be used to ensure that siltation and erosion are minimized within the
stream channels and will be incorporated into the final design of the Project, as part of
the Storm Water Pollution Prevention Plan (SWPPP) in order to ensure that water
quality is not degraded. Additionally, the proposed Project, prior to the start of
construction activities, shall comply with all federal, state, and local permits including
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
the National Pollution Discharge Elimination System (NPDES) from the RWQCB and
erosion control requirements in the City of Carlsbad Grading Code.
1 .1 Project Location
The proposed Project site is located in Carlsbad, approximately 0.75 mile southwest of
McClellan Airport, and just south of the intersection of Palomar Airport Road and
Aviara Parkway. The Project site is identified as Assessor's Parcel Numbers 212-040-
25-00 (Pacifica) and 212-040-64-00 (Kelly/ JRM) and is located in an unsectioned piece
of land within the U.S. Geological Survey 7.5 minute map, Encinas quadrangle:
Township 12 South; Range 4 West; longitude 117 17' 54"W and latitude 33 07' 22"N
(Figures 1 and 2).
1 .2 Jurisdictional Areas Affected by the Project
A formal delineation of "waters of the United States", including wetlands under the
jurisdiction of the ACOE, was conducted by Helix Environmental Planning, Inc.(HELIX)
biologists W. Larry Sward and Saliy Trnka on April 12 and 13,' 2000 and was updated by
Dudek & Associates, Inc. (DUDEK) biologists Sherri Miller and Tricia Wotipka on
November 30, ~001. W_etlands were delineated in accordance with the 1987 U.S. Army
Corps of Engineers Wetlands Delineation Manual (Technical Report Y-87-1) and the
boundaries of,,the jurisdictional waters and wetlands were mapped directly onto a 1"=
100' baset,opographic map. Potential ACOE jurisdictional areas were investigated for
evidence ·.of vegetation, hydrology and soils. Based on the delineation, a total of
approximately 0.5 acre of wetlands and waters of the U.S. under the joint jurisdiction of
ACOE and CDFG are present on the study site (including all portions of the Pacifica,
Kelly/JRM,'and Ukegawa properties). The 0.5 acres of wetlands include 0.2 acre
freshwater marsh and 0.3 acre perennial waters of the U.S. In addition, a total of
approximately 2.3 3-.cres of CDFG only riparian scrub are present on the study site,
including southern willow scrub and disturbed southern willow scrub. The above
acreages reflect the combined total of wetlands and waters of the U.S. present on the
Pacifica, Kelly/JRM, and Ukegawa properties (or Total Present Acreage). Of the Total
Present Acreage, there are some jurisdictional areas that will be directly impacted by the
Project (e.g., permanent and temporary impacts). These impacts are listed separately in
Table 1.
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Figure 1 Regional Map
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Figure 2 Vicinity Map
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
TABLE 1
DIRECT IMPACTS TO WETLAND HABITATS -
LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Southern Willow Scrub 0.02 0.06 0.01
Disturbed Southern Willow Scrub 0.03
Freshwater Marsh 0.04 0.02
Culverted Waters of the U.S. 0.051
SUB-TOTAL 0.11 0.09 0.03
TOTALIMPACT AREA
0.08
0.01
0.09
0.32 Acre
1-Permanent impacts to culverted waters of the U.S. will be mitigated at a 1 :1 ratio onsite, in-kind through installation of
a new box culvert. No functions or values of these waters will be lost.
Permanent impacts resulting from implementation of the Project total 0.32 acre, and
include 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. under the joint jurisdiction of the
U.S. Army,Corps,ofEngineers (ACOE) and the California Department of Fish and Game
(CDFG). The p:coposed Project will also permanently impact an additional 0.06 acre of
southern willow· scrub and 0.03 acre of disturbed southern willow scrub under the
jurisdiction of the CDFG only: Temporary impacts to ACOE/CDFG jointly regulated
wetlands and waters tqtal approximately 0.03 acre, including 0.02 acre of freshwater
marsh and 0.01 acre of southern willow scrub. The Project will also temporarily impact
an additional 0.08 acre of southern willow scrub and 0.01 acre of disturbed southern
willow scrub under the jurisdiction of the CDFG only.
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
1.3 Project Responsibility
This conceptual wetlands mitigation and monitoring plan is being submitted on behalf
of Pacifica Enterprises Island Realty 1, L.P. (Pacifica Enterprises) and Kelly/JRM
Palomar Airport Road, LLC. The representative for Pacifica Enterprises is Mr. Ali
Shapouri and for Kelly/JRM is Mr. James R. McCann. Pacifica and Kelly/JRM
("Applicants") have a recorded agreement with one another regarding the sharing of
financial responsibility for all negotiations and costs associated with the
implementation, monitoring, maintenance and protection of all mitigation areas defined
in this document. While referred to herein as Applicants, it i~. recognized that co
applicant permits and approvals may not be customary. In which event, then the
permits and approvals sought hereunder may be issued to one or the other of the
Applicants, provided, however, each Applicant shall have all rights and obligations to
such permits and approvals. All proposed wetlands mitigation areas within the Project
area shall be accessible to representatives of Pacifica, Kelly/ JRM and to the ACOE,
RWQCB, and CDFG (collectively, "Resource Agencies") throughout the Project review
and permitting phase, as well as during the installation and five-year monitoring period.
This plan was prepared by DUDEK staff serving as environmental consultants to the
Applicants. The representatives at DUDEK are Tricia L. Wotipka (Biologist), Scott
Boczkiewicz (Biologist/Habitat . Restoration Specialist), and Stuart Fraser (Habitat
Restoration .Specialist).
1.3.1 Restoration Contractor
Applicants are· responsible for hiring a private contractor to implement this conceptual
mitigation plari. l'he Restoration Contractor will be responsible for conformance to this
conceptual plan, resource agency permits, and contract documents. The contract
documents will include detailed graphic plans and written specifications that are in
substantial conformance with the information and direction contained herein. The
Contractor's responsibility will continue until successful revegetation and final
acceptance by Applicants. The Contractor will not be released from contractual
obligations until written notification is received from Applicants and the Project
Biologist certifying satisfactory completion of all required installation and maintenance
tasks as defined in the installation and maintenance contract, this conceptual plan, and
resource agency permits.
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
A five-year site maintenance and monitoring plan has been detailed in this plan. After
initial installation and completion of the 120-day plant establishment period, the
Restoration Contractor will provide maintenance services over the five-year
maintenance period as defined herein and in the contract documents. Alternatively,
Applicants may choose to hire a Maintenance Contractor that is separate from the
Restoration Contractor.
1.3.2 Project Biologist
Preparation of this conceptual plan intended for Project construction, interpretation of
said plan, field monitoring of Project installation, monitoring during the 120-day plant
establishment period, and biological monitoring throUg)lout the five-year maintenance
and monitoring period are the responsibility of the Project Biologist. Construction
monitoring and implementation of the mitigation plan will occur throughout the
construction period. Monitoring time may increase or decrease as required by field
conditions and construction activities. During construction, the Project Biologist via the
Construction Manager will have authority to stop work in situations where biological
resources, not permitted to be impacted, are in imminent danger of impacts from
construction activities. Each site visit will be documented in a daily observation report
that will note construction activities relating to the enhancement plan and any Project
deficiencies. The Project biologist will conduct four formal site observations during the
120-day plant establishment period.
Maintenance 'monitoring , visits will be conducted quarterly during the five year
maintenap.ce and monitoring period. Visits by the Project Biologist will be documented
with a checklist of Project deficiencies and recommendations for remedial measures.
Monitoring documentation will be provided to Applicants for distribution.
1.3.3 Contractor'Personnel Education
Education of all Project personnel will be conducted prior to implementation of this
conceptual wetland and upland enhancement plan. Before any construction activity
begins, when new personnel and/ or sub-contractors assume responsibilities for the
revegetation Project, or when volunteer labor is utilized, the Project Biologist will meet
onsite to review the original conceptual plan and existing field conditions. All Project
personnel will be informed of the presence or potential presence of sensitive species and
habitats within or adjacent to the Project area. Information about laws relating to these
biological resources will be discussed as part of the personnel education. The
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Contractor will provide copies of all contract documents, including this conceptual plan,
to sub-contractors. Applicants and the Restoration Contractor will review all aspects of
pertinent contract documents including, but not limited to, site protection, submittal,
scheduling of formal site observations, lines of communication, and persons with stop
work authority.
1 .4 Construction Documents
Following approval of this conceptual plan, detailed construction drawings and
specifications will be prepared for construction purposes. Construction documents will
conform with all aspects of this habitat revegetation plan and to any subsequent permit
conditions required by the resource agencies. These documents will be su.bject to review
and comment by ACOE, CDFG, and RWQCB. Construction documents will incorporate
the most current site condition information available. Drawings will be at a scale no less
than 1-inch to 40 feet. The plan package will include a site plan showing proposed work
areas and final site facilities, proposed -grading, construction details, irrigation and
planting plans.
1 .4.1 As-built Conditions
Applicants will submit a final report within six ( 6) weeks of completion of the mitigation
Project construction, de~cribing the as-built status of the mitigation Project. The report
will include a topographic map showing any changed contours of the revegetation area
and th~ -as-built locations of irrigation and plantings, if significantly different from
original construction plans. The report will be submitted by Applicants for distribution
to the permitting resource agencies. As-built plans for revegetation purposes will not be
required if the installed Project substantially complies with this plan and all permit
conditions.
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
2.0 WETLAND MITIGATION PROGRAM
2. 1 Proposed Mitigation Sites
Onsite, in-kind mitigation is proposed for all permanent and temporary impacts to
jurisdictional habitats resulting from implementation of the Laurel Tree Lane Public
Improvements Project. Wetland creation and enhancement of disturbed wetlands will
occur on both the far east end of the Pacifica Project property (PMS) adjacent to Encinas
Creek, and on the south end of the Kelly/ JRM property (KMS), along Encinas Creek
(Figure 3). These combined mitigation sites contain sufficient acreage to ensure that
target jurisdictional wetlands enhancement and creation can be accommodated entirely
onsite. Each site is described below in more detail.
2.1.1 Location and Size of the Mitigation Sites
The PMS is located along the eastern edge of the Pacifica property, approximately 100-
feet south of Palomar Airport Road (Figure 4). Access to the site is through a chain-link
fence and gate located at the west end of West Oaks Way, off -of Palomar Airport Road.
The site currently consists of approximately 0.15 acre of disturbed habitat, immediately
south of the established riparian canopy along Encinas Creek, north of a steep north
facing chaparral covered slope, and west of the terminus of West Oaks Way. The PMS
also includes-approximately 0.2 acre of disturbed southern willow scrub located
approximately 70 feet west of the above me11tioned 0.15 acres. (Figure 4).
The KMS'· is located along Encinas Creek on the south side of the Kelly property,
beginnfog inimediately west of Laurel Tree Road and extending downstream to the
culvert located 'under Aviara Parkway (Figures 5 and 6). The area currently contains
approximately 0,17 acre of freshwater marsh, and 0.11 acre of disturbed southern willow
scrub. All other· areas along the stream channel contain disturbed habitat dominated by
non-native upland.plants. The proposed KMS is a total of .24 acres including 0.11 acre of
disturbed southern willow· scrub and approximately 0.13 acre of disturbed habitat
adjacent to the stream channel. This includes areas currently within the ordinary high
water mark of Encinas Creek and on the existing banks of the stream channel.
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February 2004 3223-01
Kelly Prop~rty
0.05 Southern 'Willow Scrub Creation 0.08 Freshwater Marsh Creation
0.0_6 ~outhern Willow Scrub-Enhancement
' ,, .' ,~ -~· ::•=
Pacifica Property
, 0.16 Disturbered Southern Willow
Scrub Enhancement 0.06 Southern Willow Scrub Creation
Legend
-Wetlands -Creation
LJ Wetlands· Enhancement
LJ Coastal Sage Scrub Buffer
-Existing Southern Mixed Chaparral ~ 130
Scale tn Feet
TOPO/GRADING SOURCE: Shapouri Associates, Nov. 2001; BIOLOGICAL DATA SOURCE: Helix, Nov. 2001 -Existing Wetlands
Pacifica Palomar Project -Conceptual Mitigation & Monitoring Plan
Conceptual Wetlands Proposed Area
/ /
Southern Willow Scrub
Enhancement Area ~---,, ,
,,./
-::·-. -,--,
,. , , , , , ,,
Proposed Mitigation Areas
LJ Southern Willow Scrub -Creation
r >,;,, f;:,~~I Southern Willow Scrub -Enhancement
I~~~ 'i j Coastal Sage Scrub Upland Buffer
/
Existing Southern Willow Scrub (ACOE/CDFG)
Existing Southern Willow Scrub (CDFG)
Existing Southern Mixed Chaparral o
......_: .-"'' "'' ••. -. ,, ' ,. '::-->-,' _,,,. ,, ...... ,, ··, Southern Willow Scrub •
Creation Area
60
Existing Thalweg Scale in Feet
TOPO/GRADING SOURCE: Shapouri Associates, Nov. 2001; BIOLOGICAL DATA SOURCE: Helix, Nov. 2001
Pacifica Mitigation Site
Pacifica Palomar Project -Conceptual Mitigation & Monitoring Plan I FIG4URE I
Conceptual Wetlands Revegetation Plan -Pacifica Mitigation Site
DEV
Proposed Mitigation Areas
CJ Southern Willow Scrub -Creation
LJ Southern Willow Scrub -Enhancement
Freshwater Marsh -Creation
1 • f );''-;I Coastal Sage Scrub Upland Buffer
DH
Existing Drop Structure
·soG&~·-.··· ... :
PoieAccess··: .. ·.:-·.·:·-...
-'. .f ::i;::· : •• -: ·:::~~;-.\.:-:_;·_:-_::_: ·:· ":):~ ·:::._:·:-:;~/:/. _: ;_ :· ...
PROPOSED
TRIPLE-BOX
CULVERT
CJ Existing Freshwater Marsh
Existing Southern Mixed ChaparraP ~~~
60
Scale in Feet
TOPO/GRADING SOURCE: Shapouri Associates, Nov. 2001; BIOLOGICAL DATA SOURCE: Helix, Nov. 2001
;/, :' ,·
-..: ,.-• / ,:
,;'/ / / / /. . .· ;
,, -/ //
,,', ~~-/ /
.,· .I' . -•'
-.-
Kelly Mitigation
Site
'
Pacifica Palomar Project -Conceptual Mitigation & Monitoring Plan IFIGSURE I
Conceptual Wetlands Revegetation Plan -Kelly Mitigation Site
---------------------~--
SECTION A-A
f
"-.,/',~) ! V 9~ l. < v i"'<
\j 4 t &?,
{c; Q 6 ' rJ,/f
'l) u
Existing Grade
........ -------_,J?),_ ---.... -· ---... ' ... ·-· . .. ·-·-~, .. ·.r, -r': ... .~ -.... ---~ ·---:..
~~~~~ " •••
SECTION B-8
•. -~~IQ ..,,.,..,_. . .. • ... ".
Upland Buffer Southern Willow Scrub
Freshwater
Marsh
(Existing)
Southern
Willow
Scrub
50'
Upland Buffer
f
Southern
Willow
Scrub FWM
"
Freshwater
Marsh
(Existing)
Southern
Willow
Scrub
50'
Upland Buffer
NOTTO SCALE
NOTTO SCALE
Pacifica Palomar Project -Conceptual Mitigation & Monitoring Plan I FIG
6
uREI
Conceptual Wetlands Revegetation Sections -Kelly Site
TOPO/GRADING
Kelly' Property
~proximate Trail
.. egment Location
SOURCE· . Shapouri A • ssoc1ates N ' ov. 2001; BIOLO GICAL DATA SOU RCE·H 1· . e ,x, Nov. 2001
Legend -Wetlands -Creati LJ Wetlands_ En on ~ hancement
~ Coastal S
-
age Scrub Buffer
Existi -ng Southern Mixed Exis . Chaparral
ting Wetlands
Pacifica Palom • ar ProJect -C Pacifica Dev onceptual Mitigation & • elopment With D . Monitoring Plan rainage Facilities
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
2.1 .2 Present and Proposed Uses of the Mitigation Sites
The proposed PMS is vacant land surrounded by native habitat, and functions as open
space, poor-quality wildlife habitat, and an unauthorized public dumping area. Upon
completion of the proposed Laurel Tree Lane Public Improvement Project, the PMS will
continue to serve as open space and wildlife habitat.
At present, the proposed KMS is vacant land designated as open space and serves as
poor quality wildlife habitat, a public dumping area, and occasional transient shelter.
The proposed site has suffered from extensive abuse including large-scale trash disposal
and scraping and excavating with large machinery. The site is in need of ecological
restoration to become a functional part of the overall riparian corridor, and to prevent
further water quality reduction onsite. Upon completion of the proposed Laurel Tree
Lane Public Improvement Project, the KMS will continue to serve as open space and
wildlife habitat.
2.1 .3 Existing Conditions on the Mitigation Sites
The PMS is currently dominated QY a sparse cover of non-native grasses and herbaceous
plants, growing on a substrate of large concrete slabs and other construction debris
covered with a sparse layer of native soils from the adjacent habitat areas. The site is
directly adjacent to existing southern willow scrub and southern mixed chaparral
habitats, as,, well as addi:tjonal disturbed habitat to the east. The PMS can only be
accessed'by,erossing Encinas,Creek, or by entering a gate at the west end of West Oaks
Way off of Palomar Airport Rbad. Typical plants within the PMS include Russian thistle
(Salsola tragus), horseweed (Conyza canadensis), African brass buttons (Anagalis
arvensis),_yellow star-thistle (Centaria melitensis), bristly ox-tongue (Picris echioides),
castor bea:it{Ricinus communis), ap.d coyote brush (Baccharis piluaris). There are no
existing utilities or other site features within the proposed PMS.
The proposed KMS is composed of three vegetative community types, including
freshwater marsh, disturbed southern willow scrub, and disturbed habitat, all of which
are located instream or directly adjacent to the north and south banks of Encinas Creek
(Figure 3). The freshwater marsh within the KMS is dominated by native species
including narrow-leaved cattail (Typha angustifolia) and prairie bulrush (Scirpus
robustus), as well as non-native species including pampas grass (Cortaderia selloana)
and periwinkle (Vinca major). Freshwater marsh occurs in two distinct patches above
and below an instream drop structure onsite, and is contained within the channel
Page 15
February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
bottom and ordinary high water mark (OHWM). The disturbed southern willow scrub
within the KMS is dominated by native species including Fremont's cottonwood
(Populus fremontii), arroyo willow (Salix lasiolepis), Goodding's black willow (Salix
gooddingii), and western ragweed (Ambrosia psilostachya), as well non-native species
including fennel (Foeniculum vulgare), pampas grass, hottentot fig (Carpobrotus
edulis), and periwinkle. Disturbed southern willow scrub occurs in five distinct patches,
throughout the KMS, all established above the OHWM. The willows within the KMS are
generally young and have small canopies, but the cottonwood trees are generally mature
with well-developed, spreading canopies (most are between 16 and 20 inches diameter
at breast height (dbh). The disturbed habitat within the KMS totals approximately 0.34
acre, and is dominated by hottentot fig, acacia (Acacia sp.), Russian thistle, castor bean,
and fennel, with occasional coast goldenbush (Isocoma'menziesii). This vegetation has
colonized a large portion of the steep channel banks throughout the KMS, as well as
portion of the floodplain above the channel banks, and is intermixed with areas of bare
soil and various items of trash deposited on the stream banks.
At present, the KMS contains a trapezoidal stream channel with steeply sloped banks
(ca. 60 percent slope) at the west end of the KMS, and a trapezoidal channel with
moderately sloped banks (ca. 30 percent slopes) at the east end of the KMS. A total of
approximately 450 linear feet of riparian corridor is present on the KMS. The stream
channel has been historically channelized, eliminating a large meander to the south of
the existing stream channel. One large and one small drop structure are existing, having
been installed to reduce the water velocity as it courses through the constructed
channel, which drops approximately 10 feet in 450 feet of stream length (0.02 gradient).
The upstream drop structure is 't::Omposed of rip rap and gunnite, and the downstream
drop ~tructure appears to be an instream concrete and wood weir. As a result of
channellzatiqn and fills in the former floodplain, the stream banks are very steep and
extend between eight-and ten-feet above the OHWM at the downstream (west) end of
the proposeclmitigation site; the stream channel of Encinas Creek has been effectively
isolated from its floodplain in this area.
Additional KMS features include an overhead power line oriented roughly north to
south, two existing wood poles, SDG&E dirt access roads, an upstream culvert
(proposed triple box culvert), a downstream culvert (existing double box culvert under
Aviara Parkway), and a single 36-inch stormwater pipe that leads to the upstream drop
structure. The 36-inch pipe appears to be abandoned in place; no flows were observed
exiting the pipe during a 0.5 inch rain event in November of 2002. The KMS is
surrounded by vacant land to the north and south that is graded, unvegetated, and
drains to the stream channel.
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
2.1.4 Existing Functions and Values of the Mitigation Sites
Existing functions evaluated onsite at both the PMS and KMS include flood storage and
flow modification, nutrient retention and transformation, sediment trapping, terrestrial
wildlife habitat, aquatic wildlife habitat, and public use.
The proposed PMS and KMS do not currently offer any flood storage. The PMS is
composed of upland located adjacent to the existing riparian corridor, and because of
the height of the PMS above the floodplain ( due to imported fill) does not interact with
Encinas Creek. The KMS functions as a flow through site only due to steep trapezoidal
banks that separate the channel from the adjacent floodplain. Flows velocities are
sufficiently modified by the existing instream drop strl;t.ctures, but flows are channelized
through the KMS, limiting the development of riparian vegetation in this stretch of the
riparian corridor.
Retention of nutrients and transformation .of those nutrients is severely limited on both
the PMS and KMS during both high flows and base flows of Encinas Creek. The PMS is
not affected by the surface hydrology of Encinas Creek, so no nutrients are added or
transformed onsite. On the KMS, high flows in Encinas Creek are directed through the
site at moderate to high velocities, with minimal deposition of sediments occurring due
to the channelized nature of the stream channel in this reach. This canalization prevents
excessive buildup of sediments that .may obstruct the culvert under Aviara Parkway, but
also pre>duces bank scouring tl~ws that perpetuate the formation of disturbed habitats
dominated by non-native plants on the stream banks. During low flows, the wetted soil
margin of. the stream channel is again limited by the steep trapezoidal banks,
minimiZUig 'th.e formation of additional wetland habitats e.g., southern willow scrub,
freshwater marsh) within the riparian corridor.
Both terrestrial wildlife habitat and aquatic wildlife habitat are limited on the PMS and
KMS due to the high degree of disturbance on the stream banks and adjacent upland
floodplain terraces. Low percent of vegetative cover, low diversity of plants species, and
lack of shrub and tree canopies limits the available wildlife habitats for both terrestrial
and riparian-adapted wildlife species, and limits wildlife presence within the PMS and
KMS to occasional foraging. In stream aquatic habitat is present within the existing
freshwater marsh at the east end of the KMS, but trash and high cover of non-native
plants produce a low quality habitat.
Page 17
February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Public use of the PMS or KMS is limited due to lack of trails or site features typical of
passive recreational sites. At the present, public use is limited to illegal dumping of
waste soils and trash, and occasional transient camping.
2.2 Mitigation Goals
The main goal of the wetlands mitigation program is to mitigate for permanent impacts
to wetlands habitat resulting from implementation of the proposed Laurel Tree Lane
Public improvements Project by creating and enhancing onsite jurisdictional wetlands
habitat along Encinas Creek.
Additional goals and site specific objectives of the mitigation plan are listed below:
• Form a more cohesive riparian corridor along Encinas Creek with increased
functions and value to wildlife, including the federallylisted-threatened least
Bell's vireo.
• Improve the transition from native upland to native wetland habitat onsite by
incorporating native wetland plants into disturbed areas between the two
vegetation types.
• Provide a well designed mitigation Project that meets mitigation requirements
and treats the -proposed Project site as comprehensively as possible.
• -Disc6urage public dumping on the site by establishing native habitat and
-_securing the mitigation area with appropriate boundary markers (e.g., fencing
and signage).
• Maintaiµ the existing hydrology in both mitigation sites while creating additional
wetlands-habitat.
• Provide an upland buffer that increases plant diversity onsite, maintaining access
to the two SDGE poles located on the KMS.
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
2.2.1 Types of Habitats to be Created
Southern willow scrub and coastal sage scrub will be created on the PMS, and southern
willow scrub, freshwater marsh, and coastal sage scrub will be created on the KMS
(Figures 4 through 6). Target acreages for each proposed habitat type are summarized
below under Target Jurisdictional Acreages. The plant palettes for each habitat type
have been designed to include a composition of species similar to existing and adjacent
natural areas along Encinas Creek Tables 2 through 4 show the intended species
compositions, the anticipated spacing on center, the size for initial plantings from
container stock, and the intended plant species from seed for the proposed wetland
creation and upland revegetation areas on the Project property. •
2.2.2 Target Functions and Values
The mitigation plan focuses on improving hydrologic, biogeochemical, and habitat
functions of the proposed PMS and KMS to the greatest extent feasible through a
comprehensive restoration treatment of the existing riparian corridor within the
property boundaries. Throughout the proposed Project area, conversion of degraded
uplands to wetlands or upland coastal sage scrub buffer, removal of invasive and non
native plants from the from existing wetlands, and expansion of wetland resources and
spatial continuity of native plant materials will improve the overall functions and values
of the wetlands.· The plan targets specific improvements in short-term flood storage,
nutrient reten;tioh and transformation, sediment trapping, and terrestrial and wildlife
habitat on both the PMS and KMS.
Specific improvements in short-term flood storage on the PMS are expected to result
from broadening the riparian corridor and increasing the influence of surface hydrology
from Encinas Creek on the site. The site is expected to periodically flood during high
flows due t6 the lower elevation, providing a greater residence time onsite of flood
waters within the ,riparian corridor. Specific improvements in short-term flood storage
on the KMS are expected to result from minor regrading of the existing stream channel
and adjacent floodpiain terrace, which will increase the onsite volume of the flow
channel and provide additional area for expansion of flood waters onsite if downstream
culvert flow capacity is reached during a storm event.
Page 19
February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
TABLE 2
SOUTHERN WILLOW SCRUB PLANT PALETTE
(APPROXIMATELY 0.11 ACRE CREATION, 0.22 ACRE ENHANCEMENT)
~t';'.::;-:,, :-; ?'.};(;i,/f>v
-:, ,,:,,llJ~1ticaffll•Q)e'!-:'·
CaliOPY'CO.iner pfalW • ', ,,,, ',, ,
Populus fremontii
Salix exigua
Salix lapsiolepsis
Salix goodingii
Sambucus mexicana
Baccharis salicifolia
Baccharis sarothroides
Iva hayesiana
Muhlenbergia rigens
Juncus acutus
Rosa californica, '
Rubus ursinus /
Ambrosia psilostachya
Anemopsis californic8s,
Artemisia douglasiana
Artemisia palmed
Leymus triticoides
Oenothera elata
Pluchea odorata
Fremonts' cot tonwood
sandbar willow
arroyo willow
black willow
Mexican elderberry
mule fat
broom baccharis
San Diego marsh elder
deergrass
spiny rush
California blackberry
western ragweed
yerba mansa •
-,mugwort
-San Diego sagewort
beardless wild rye
evening primrose
marsh fleabane
/,',
5% 5 1 gallon
20% 35 1 gallon
15% 20 1 gallon
35% 40 1 gallon
25% , 20 5 gallon
, /f,,
15% -25 1 gallon
5% 1l 1 gallon
20% 140 1 gallon
Hi% 100 1 gallon
53/o 35 1 gallon
20% 60 1 gallon
20% 60 1 gallon
', %:Pqrityf%8enmaatlon •
2/30 4
45/60 6
10/50 6
15/50 4
90/80 5
98/75
35/60 4
30 Lbs.
15'
8'
10'
10'
12'
8'
6'
4'
4'
4'
6'
6'
iittim,:w'-110\'li acnitt. wilr-.· ,quired for al)pmdnalely.0~,•, acre, including alt southern fAllow . JI08mtllfartas~;::: ·-:· •. : ·:. -.. /~··::·_·:'', .. <_'c'.~r:,':'~'••c:/i•_ . ''i. • ·_ ,' ,_•::·>~
Page 20
February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
TABLE 3
FRESHWATER MARSH PLANT PALETTE
(APPROXIMATELY 0.08 ACRE CREATION)
Un-erstory coatai,nerpla• , ,
Anemopsis ca/ifornica yerba mansa 10% 110 1 gallon
Carex senta rough sedge 15% 40 • 1 gallon
Eleocharis montevidensis sand spikerush 15% 25 1 gallon
Juncus acutus ssp. /eopoldii Southwestern spiny rush 20% 25 1 gallon
P/uchea odorata saltmarsh fleabane 10% 50 1 gallon
Juncus ziphioides iris-leaved rush 15% 75 1 gallon
Scirpus rohustus prairie bulrush 15% 40 1 gallon
February 2004
2'
4'
5'
6'
3'
3'
4'
Page 21
3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Ambrosia si/ostach a
Artemisia ca/ifornica
Artemisia dou lasiana
TABLE 4
COASTAL SAGE SCRUB PALETTE
(APPROXIMATELY 1.9 ACRE TOTAL CREATION)
Baccharis ilularis ss. . consan uinea
Castille a exserta owl's clover
Encelia californica California encelia
Erio onum fasciculatum
lsocoma menzies,i
Lotus sco arius
Lu inus bicolor
Malacothamnus fasciculatus bushmallow
Mimu/us aurantiacus stick .monke flower
*Nassef/a le edia
Rhamnus crocea
February 2004
5
4
4
3
5
4
5
3
4
8
10
2
5
4
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3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Nutrient retention and transformation of the areas are expected to increase within the
PMS and KMS as the wetted width of the stream channel during base flows is increased
through minor grading and creation of larger contiguous areas of wetlands vegetation
on both the PMS and KMS, thus allowing more sediment to be trapped onsite during
base flows. However, the wetted-width of the stream channel will not be increased at
the west end of the KMS, to allow high flows to purge the channel of accumulated
upstream sediments and prevent filling the culvert under Aviara Parkway.
Terrestrial and aquatic wildlife habitat functions are expected to improve on the PMS
and KMS due to improved connectivity of the riparian co:i:-ridor to upstream and
downstream habitat areas, increased vegetative cover and vertical stratification of that
cover, and increased native plant species diversity onsite. In addition, non-native and
invasive plants will be removed from both sites, and installation of the native coastal
sage scrub upland buffer adjacent to the expanded riparian corridor onsite is expected
to develop a wildlife corridor that may be suitable for many riparian-adapted species
including the federally-listed endangered least Bell's vireo, which occurs in riparian
areas both upstream and downstream of the proposed mitigation site.
2.2.3 Target Hydrologic Regime
The target hydrologic regime of the proposed PMS is to capture high water flows after
storm event~ and -distribute them across a broader margin of the site to support the
development of a broader riparian area. Upland areas will be excavated to existing
floodplain el~vations, to allow some seasonal high flows to inundate the site.
The current "flow-through" hyd.rologic regime on the KMS will not be changed to
preserve the 'integrity of the upstream and downstream culverts. However, the steepness
of the streamhanks will be cut back slightly to increase the area with potential to support
hydrophytic plants; and the stream channel width between the new culvert under Laurel
Tree Road and the first drop. structure will be increased to allow development of
additional freshwater marsh onsite. In addition, two instream drop structures that
reduce the velocity of seasonal high flows and prevent down-cutting of the stream
channel will be left in place. The target hydrologic regime for the freshwater marsh
creation area is to provide a saturated soil condition for a majority of the year without
prolonged inundation. The target hydrological regime for the southern willow scrub
creation areas is to provide seasonal surface flows and corresponding soil moisture
content above field capacity. Dry season moisture availability in the southern willow
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
scrub creation areas is anticipated to be mostly sub-surface, and will mimic the typical
hydrological conditions of this habitat type.
2.2.4 Target Jurisdictional Acreage to be Created/Enhanced
Table 5 below summarizes the target jurisdictional acreage to be created and enhanced.
A total of approximately 0.19 acre of wetlands creation will occur onsite, and
approximately 0.22 acre of wetlands enhancement. -A. minimum of approximately 0.06
acre of wetlands creation and 0.16 acre of wetlands enhancement will be completed on
the PMS (Figure 4) and a minimum of approximately 0.13 acre of wetlands creation and
0.06 acre wetlands enhancement will occur on the KMS (Figures 5 and 6).
Wetlands HabitatType • ACOE/CDFG Joint Jurisdiction
Southern
Willow Scrub
Freshwater
Marsh
0.02 2:1
,Q.04
ACOE/CDFG Jolnt~urisdiction Mitigation Totals
Wetlands Habitat Type • CDFG Only Jurisdiction
Southern
Willow Scrub
Disturbed
Southern
Willow Scrub
0;06
0.03
CDFG Only Jurisdiction Mitigation Totals
TOTAL 0.15
2:1
TABLE 5
1 :1
2:1
1 :1
, 0.04 • Pacifica
Property
0.04
0.12 • Pacifica
Property
1 :1 0.06 • Kelly Property
0.18
0.22
0.02 • Kelly
Property
0.08 • Kelly
Property
0.010
0.06 • Pacifica
Property
0.03 • Kelly
Property
0.09
0.19
ONSITE MITIGATION ACREAGE SUMMARY
February 2004
0.06
0.08
0.14
0.18
0.09
0.27
0.41
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CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
2.2.5 Time Lapse
The southern willow scrub and freshwater marsh habitats are expected to establish
readily on the sites, minimizing the time lapse between installation and formation of a
self-sustaining wetlands habitat. It is likely that the southern willow scrub creation and
enhancement areas may require a minimum of eight to ten years to approach the
general structure, height, and canopy cover of the mature riparian habitats within the
Encinas Creek riparian corridor. However, within two to three yeats (based on previous
mitigation plans with similar site conditions) the intended native plant material
composition should be established enough to survive under natural conditions (i.e.,
without irrigation) and have adequate coverage to minimize invasfon by non-native,
exotic, or invasive plant species.
The freshwater marsh and herbaceous understory areas associated with the southern
willow scrub on the KMS will be the first areas to colonize, followed by the southern
willow scrub canopy species on both the PMS and KMS, The coastal Sage scrub upland
buffer areas are expected to be the last to establi$h a mature plant composition and
structure, due to the slow rate of growth_ associated with some species in this habitat
type. However, by the end of the five year maintenance and monitoring period, all areas
on the mitigation site are expected to support self-sustaining plant communities, with
high cover valµes ~apable of lhniting invasion by non-native, exotic, and invasive plant
species.
2.2.6 Cost Estimate
' The preparation of revegetation plans, grading plans, and specifications for the
proposed mitigation program is estimated to cost approximately $10,000.00. The
estimated costs Jor, enhancement of approximately 0.22 acre of southern willow scrub,
creation of apprmdmately 0.11 acre southern willow scrub and 0.08 acre freshwater
marsh, creation of approximately 1.90 acres of coastal sage scrub buffer, and five-years
of maintenance for all areas will cost approximately $125,500.00. This cost estimate
includes the grading, soil export, weed eradication, site preparation, irrigation system
installation, fence/ signage installation, seed and container plant installation, and
maintenance of all areas over a five-year period.
Biological monitoring and reporting costs for the five-year period are estimated to total
approximately $47,500.00. The total cost for the entire mitigation and monitoring
Page 25
February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
program is estimated to be approximately $205,000.00 through the entire five-year
period, including a performance bond of approximately $3,775.00 and a 10 percent
contingency factor of approximately $18, 650.00 (as required by the resource
agencies).
2.3 Mitigation Implementation Plan
The following implementation plan describes the necessary measures for creating and
enhancing the intended habitats and successfully completing the intended mitigation
and monitoring program.
2.3.1 Rationale for Expecting Implementation Success
Areas upstream and downstream of the proposed mitigation sites currently support
dense growths of southern willow scrub, so the probability of succ-essful establishment
of the intended wetland habitat types based upon the establishment ofsimilar elevations
and hydrologic conditions onsite is very high. The surrounding native habitat species
compositions were used as a reference for the mitigation habitat compositions. The
wetlands mitigation will occur in areas farthest from the proposed developments onsite,
so creation of wetlands here -offers the greatest potential refuge value for sensitive
riparian adapted wildlife species. Ainending of the soil backfill for container plants may
be necessary to correct deficient soil conditions if they exist in the areas proposed for
planting. _ Ho)'Vever, the proposed mitigation sites are located on a floodplain dominated
by Visalja sandy loams, which are excellently suited to willow growth.
2.3.2 Preliminary Schedule
This mitigation ahd monitoring program, which provides mitigation for permanent and
temporary impacts to native wetlands resulting from implementation of the proposed
Laurel Tree Lane Public Improvement Project, is contingent upon the approval of the
resource permitting agencies and local jurisdictions. Upon appropriate approvals,
implementation of the mitigation and monitoring program could begin as early as
February 2004, as shown below in Table 6. No least Bell's vireo were observed on or
adjacent to the proposed Project site during focused surveys in 2003.
TABLE 6
LAUREL TREE LANE PUBLIC PRELIMINARY PROJECT SCHEDULE
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
Secure final Permits from ACOE, CDFG, RWQCB, City of Carslbad
Prepare Final Landscape Revegetation Construction Documents (Plans and Specifications)
Award Installation Contract, Establish Contract Grow Arrangement with Nursery (for
container plants, a 25% deposit and a minimum of 6 months is required)
Site Grubbing, Grading, Weed Removal
Install Irrigation Systems and Plant Container Stock, Apply Hydroseed
120-day Establishment and Maintenance Period
Conduct Five-year Maintenance, Monitoring, and Annual Mitigation Report Preparation
Final Sign-off of Permit Obligations
2.3.3 Site Preparation
May 2004
June 2004
June 2004
September 2004
October 2004
October 2004 • January 2005
2005 -2009
October 2009
Site preparation includes the removal of all trash, debris, concrete, asphalt, metal, and
other materials onsite. These materials must be removed from the property and
disposed of in, -a legal manner. Site preparation also includes removal of all existing
invasive exotic weed species, performing rough and finish site grading (and soil export),
installation of'the irrigation _system, the addition of any soil amendments and fertilizers
(as determined by soil test results), and a pre-plant weed control program. All invasive
weed species, particularly pampas grass (Cortaderia selloana), giant reed (Arundo
donax), • black mustard (Brassica nigra), yellow-star thistle (Centaurea melitensis),
iceplant (Carpobrotus edulis), and acacia (Acacia sp). will be physically removed from
the sites priortQ planting.
Before restoration· work begins the mitigation areas will be delineated by installing
metal five foot long t-posts at 12 feet on-center and placing orange construction fencing
between each t-post. This ensures that the Contractor stays within the limit of work and
property during the revegetation effort and that the proper acreage is revegetated. Once
the sites are properly fenced/ delineated and the boundaries are reviewed by the Project
Biologist, a pre-construction reconnaissance level wildlife survey will be performed to
ensure wildlife is not negatively affected by the revegetation work.
Clearing, grubbing and grading work will be performed outside the migratory bird
nesting season, unless a bird nesting survey with negative results is performed by a
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February 2004 3223-01
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
qualified wildlife biologist prior to the start of the activities. The PMS will require access
with an excavator and dump truck to remove the large concrete slabs, re-bar, and other
construction debris that has been dumped on the site. Access will be located along the
toe-of-slope within existing disturbed habitat areas. Finish grading can be completed
with a bobcat. The KMS will require access with an excavator, dump truck, and bobcat
to perform all aspects of site preparation.
A final soils analysis shall be performed by the contractor after rough grading of the
mitigation areas is completed to verify whether soil amending will be necessary. This
will include testing of several representative soil $8,mples from the intended mitigation
areas to be completed by a soils testing laboratory to determine soil suitability.
Recommendations shall be provided by the Project Biologist for soil amending.
The Project Biologist will flag the construction access routes for the contractor to use
during clearing of invasive, exotic, and non,-native plants from all upland, wetlands
creation, and wetlands enhancement areas. The flagged access routes will be designed
to minimize collateral damage to native vegetation during mitigation implementation.
All creation and enhancement mitigation areas will be cleared and grubbed including
removing all trash, construction debris, non-native plants, large rocks, and other foreign
items. The upland and wetland sites must be free of all weeds prior to beginning plant
installation, and all work mustbe approved by the Project Biologist prior to proceeding
with additional steps of plan implementation.
2.3.4 lrrigati'on Installation
The primary goal of this mitigation and monitoring plan is to establish functional and
self-supporting wetlands and uplands habitat areas. However, native container plants
and especially seed may require irrigation for establishment during summer months,
having been· grown in nursery containers and then transplanted onto the site. A
temporary spray irrigation system will be installed on the upland buffer and wetland
creation sites within the Project boundaries to support the container stock plantings and
seed mixtures until they can survive on their own based on seasonal rainfall and
effective rooting depth.
The irrigation system will be designed entirely above ground so that all irrigation
equipment may be removed once the system is decommissioned. A temporary meter
will be installed by the Restoration Contractor, and water will be delivered onsite via a
buried mainline pipe. All irrigation onsite will consist of PVC pipe staked at grade, with
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100 percent coverage from head to head installation of spray heads. Battery operated
or solar remote control valves may be used to control the irrigation schedule, and all
valves will be installed in valve boxes. All irrigation will be installed by the Restoration
Contractor, and consultation with the Project Biologist will be necessary to determine
the timing for the cessation of irrigation. Irrigation shall stop at the earliest possible
date without risking significant loss of plantings. It is expected that the irrigation
system will be abandoned no later than the third growing season of the Project.
Irrigation components, such as valves and sprinkler heads, may be salvaged for re-use
elsewhere at the end of the establishment period.
2.3.5 Plant Materials Installation Requirements
Implementation of this wetlands mitigation and monitoring plan must be coordinated
with the Applicants, the Restoration Contractor, the Project Biologist, and the nursery
furnishing the plant materials under the contract growing agreement. The contracting
nursery and seed supplier shall be given the maximum amount of lead time possible to
allow for successful species propagation and preparation of plant materials for transport
to the Project site. Plant materials for the planting plan will iI1clude container stock and
native seed mixes as indicated in the plant palettes provided in Tables 2, 3, and 4.
A contract growing arrangement with a suitable nursery shall be initiated prior to
implementing the planting plan, to ensure that appropriate plant materials are reserved
and to minimize .costs for propagation of the species included in the plan. Plant material
may be purchased from Tree of Life nursery in San Juan Capistrano, Las Pilitas Nursery
in Escondido, El Nativo Nursery in Azusa, and Matilija nursery in Moorpark. Other
approved ·sources for native plant materials may be available, based upon approval by
Applicants .and the Project Biologist. The contracted nursery should select local native
plant stock$ wh~never possible for the plant palettes. Native plant seed may be obtained
from native'seed ·sources including S&S Seeds in Carpenteria, or an alternative source
approved by the Project Biologist. Seed will be hydroseeded onto the mitigation sites
and upland buffer areas utilizing additives as specified in Table 4. Note that all foothill
needlegrass (Nasella lepida) is to be raked lightly into the soil (to a depth between 1/8
and 1/ 4 inch) prior to hydroseeding.
Standard planting procedures will be employed for installing most container stock.
Holes approximately twice the size of the rootball of the plant will be dug using a post
hole digger or power auger. If dry soil conditions exist at the time of plant installation,
holes will be filled with water and allowed to drain immediately prior to planting.
Backfill soil will not contain amendments or fertilizers, unless determined to be
necessary through soils tests. Woody container plants including sandbar willow, arroyo
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willow, black willow and mule fat shall be planted into the soil slightly deeper than
standard, approximately one-to two-inches above the root collar of the plant. This
additional planted depth for the above species will help insure sufficient rooting
strength and provide additional protection against seasonal scour and/ or uprooting due
to high flow velocities.
2.3.6 Required Activities During Project Implementation
Construction Monitoring by Project Biologist
The Project Biologist will make regular site observations during plant installation. The
Project Biologist will also review activities for conformance to this plan, environmental
permit conditions, and the requirements of contract plans and specifications. -Each site
observation visit will be documented in an observation report. Photo-documentation of
site conditions will be conducted, as needed.
Soil Import, Export and Grading
Small amounts of import soil may be required for backfilling of container plant holes
where existing bedload materials and site soils cannot be utilized for Project
implementation. Imported soil shall match existing bedload materials to the greatest
extent practi<!able. -Grading of existing streambanks and portions of the floodplain
terrace will be necessary for implementation of the mitigation plan. Up to 200 cubic
yards ofsoilmay need to be exported from the mitigation sites. It is anticipated that the
majority of the total amount of export soil may be redeposited onsite during
establishm~nt of the final mitigation Project topographic contours.
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Erosion Control
Erosion control measures in the form of Best Management Practices (BMP' s) will be
utilized during wetlands creation and enhancement(and upland buffer establishment) to
ensure the Project is acceptable to the RWQCB as stipulated in the Section 401 Water
Quality Certification for the Project. BMPs including the installation of silt fencing, fiber
rolls, and sandbags at key locations adjacent to and downstream of any temporary
stream crossing areas, as well as installation of erosion control features (e.g., geotextile
fabric) throughout appropriate portion of the remainder of the site_ during and following
vegetation removal will be implemented as necessary.
Construction Fencing
Protection of all installed plant materials on the Project site will be provided by
temporary orange construction fencing installed along the edges of these features to
protect all environmentally sensitive areas. The fencing locations will be approved by
the Project Biologist prior to installation, and shall be installed around these areas prior
to the beginning of vegetation clearing and grading: The fence will consist of orange
snow fence attached to metal T-posts. All fencing materials must be a minimum of four
feet high to prevent construction equipment and personnel from entering
environmentally sensitive areas. The protection fenGe will remain in-place until
wetlands creatj,on and enhancement activities are _complete, excepting portions of the
coastal sage--scn;i,b buffer where bio-swales will be constructed. Approximately 3000
linear feetof fencing is anticipated to be necessary to protect the mitigation areas.
ProjectSignage
Signage ide,ntifying the habitat restoration areas will be placed at locations where public
access is likely, and will include a phone number for additional information. Signage
will remain in-place until the end of the five-year monitoring period.
Onsite Construction Activity Restrictions
During construction implementation of this mitigation and monitoring plan, the
following activities will be prohibited onsite:
• Pets and/ or domesticated animals will not be permitted onsite.
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• No machinery fluids will be added or changed on the revegetation site or near the
stream channel; refueling of machinery will occur within designated upland areas
and only over areas with a non-permeable membrane installed.
• Only machinery necessary to perform the minor grading and plant material
installation will be allowed on site, and each machine shall be removed
immediately after its task is complete.
• No dumping of debris or stockpiling of soil will occur in or near the stream
channel on site.
• Construction access to the site will be limited tQ designated areas containing non
native, exotic, or invasive plants.
• Whenever feasible, all onsite features to be preserved (including native salvage
plants) and the existing riparian area will be avoided at all times.
3.0 MAINTENANCE AND MONITORING PLAN
All wetlands and uplands communities planted at the Laurel Tree Lane Public
improvements Project mitigation sites will be subject to the requirements specified in
this mainte:qance and monitoring plan. The Applicants will be responsible for the
maintenance and monitoring as well as the long-term management of the PMS and
KMS.
MaintenMice activities will occur in consultation with the Project Biologist. Because the
goal of the maintenance and monitoring plan is to establish natural systems that can
support the~elves with little or no maintenance, the primary effort of the maintenance
plan is concentrated in the first few seasons of plant growth following the restoration
efforts, when we~ds can easily out-compete native plants. The intensity of the
maintenance activity is expected to subside each year as the native plant materials
become more established.and local competition from non-native plants for resources is
minimized through ongoing control of non-native plants.
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3.1 Maintenance Activities
3.1.1 General Maintenance Activities
Non-Native Species Removal
Non-native species may invade the mitigation sites and .become a problem before or
during the establishment of native plants. Exotic, invasive, .and non-native species
Oisted below) will be removed as soon as they begin to invade and before they become
too large for hand extraction. Herbicide treatments may be necessary if the total
removal of some plants is not possible, and shall only be performed with approval from
Applicants and as directed by the Project Biologist.
Irrigation Maintenance
All mitigation areas and buffer areas on the Project property will be irrigated to promote
plant survival during the drier parts of the year, primarily the summer months.
Irrigation may be used in winter months to simulate a normal or above normal rain
season if natural precipitation is lacking. Irrigation shall last for a maximum of three
years. Irrigation volume will be gradually reduced over time to acclimate plants to a
non-irrigated condition prior to complete cessation of irrigation. Irrigation from June to
November shall be minimized to allow plants to experience normal drought cycles and
to promote appropriate root growth. The Restoration Contractor shall maintain the
irrigation system at the optimum level of operation.
Trash Removal
Trash and inorganic debris washed or blown onto the sites will be removed regularly.
Native under$tory species will not be removed in the enhancement areas on the
mitigation site.
Remedial Planting/Seeding
Remedial container planting and/ or supplemental seeding may be necessary following
each monitoring stage, as directed by the Project Biologist.
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3.2 Specific Habitat Maintenance Guidelines
3.2.1 Weed Control
Ongoing weed control activities will occur within the upland buffer and wetlands
creation and enhancement areas throughout the five-year long-term maintenance
period. Weed eradication will consist of the complete removal of selected non-native
vegetation (i.e., seed heads, stems, roots), and all debris and slash generated from weed
removal activities will be disposed of offsite in a legally acceptable manner.
Weed control measures will include the following; (1) ha.nd removal, (2) cutting with
weed whip machines, and (3) herbicide application. Hand removal of weeds is the most
desirable method of control and will be used around individual plant installations.
Hand removal shall occur once monthly during January through May of the
maintenance period. Weed plants shall be pulled when plants are 6 to 12 inches tall and
prior to the formation of seed heads. Bi-monthly hand removal shall be conducted April
through December of each year. More frequent. weeding will. be performed as
recommended by the Project Biologist to keep any weeds establishing on the restoration
and enhancement sites at manageable levels. The weed species presented in Table 7
shall be manually removed before seed-set (other species that appear may be added to
this list if deemed necessary by.the Project Biologist).
*giant reed
black mustard
*pampas grass
thistles
African brass buttons
sweet fennel
February 2004
TABLE 7
SELECTED WEED SPECIES TO BE REMOVED FROM
HABITAT CREATION AND ENHANCEMENT AREAS
Arundodonax clover
Biassica nigra *tree tobacco
Cortaderia selloana bristly ox-tongue
Cirsium spp. castor-bean
Cotula coronopifolia dock
Foeniculum vulgare * Brazilian pepper
Melilotus spp.
Nicotiana glauca
Picris echioides
Ricinus communis
Rumexsp.
Schinus terebinthifolius
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* Indicates an invasive or exotic species that may require chemical control as directed below. * salt-cedar Tamarisk spp.
3.2.2 Eradication Techniques for Invasive Species
Chemical control will be used for invasive perennial species that are low growing and are
difficult to control by hand pulling. Rodeo ( or an equivalent) shall be used for any
herbicide application deemed necessary on the wetland restoration and enhancement
areas. The maintenance contractor shall coordinate. with the :Project Biologist to identify
specific sites where the chemical herbicide Rodeo may be used. Any herbicide treatment
must be applied by a licensed pest control applicator. The following species will require
chemical control ( other species that appear may be added to this list if deemed
necessary by the Project Biologist):
Giant reed (Arundo donax)
Giant reed shall be controlled with a combination of mechanical removal and chemical
control. All stands are small enough to be removed by hand but care should be taken
near existing stands of existing southern willow scrub. Stems and shoots should be cut,
culms and underground roots left in place and treated with glyphosate (Rodeo) applied
directly to culms immediately after cutting. Portions of some stands on the site are
directly adjacent to the stream channel, so spraying glyphosate is not recommended in
these areas. Spraying is particularly effective in the fall, and should be repeated several
times a year at .regular intervals.
Pampas grass ( Cortaderia selloana)
The plant$ shall be manually removed if possible, or the tops of the plants cut to within
12 to .18 inches of the base of the plant, the· cut debris removed from the site, and the
base of the· plant spot-treated with glyphosate (Rodeo). Repeated spot-treatments may
be required to-effectively kill the plants and stop re-sprouting.
Castor bean (Rictnus communis)
Small castor bean plants ( < 2 feet tall) can be pulled by hand. Care should be taken to
remove the majority of.the root mass. For plants greater than 2-feet tall, the plant
should be cut at grade and stump treated with glyphosate (Rodeo).
Brazilian pepper (Schinus terebinthifolius)
All Brazilian pepper trees onsite should be controlled by cutting the stump close to the
ground (removing all wood from the mitigation site) and applying triclopyr (Garlon)
directly to the cut portion of the stump.
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Salt Cedar (Tamarisk spp.)
Small salt-cedar plants may be pulled by hand if care is taken in wet soils to remove the
entire root of the plant. Larger plants should be cut as close to the ground and possible,
and triclopyr (Garlon) should be applied directly to the cut stem.
3.2.3 Clearing and Trash Removal
Pruning or clearing of any native vegetation will not be allowed within the restoration
areas. Deadwood and leaf litter of native trees and shrubs will not be removed. Downed
logs and leaf litter provide valuable micro-habitats_ for invertebrates, reptiles, small
mammals, and birds. In addition, the decomposition of deadwood and leaf litter is
essential for the replenishment of soil nutrients and minerals. Trash will be removed
from the mitigation areas by hand on a regular basis, meaning no less than one-month
intervals for the first year and quarterly thereafter. Trash consists of all man-made
materials, equipment, or debris dumped, thrown, washed, blown, and left within the
revegetation areas.
3.2.4 Dead Plant Replacement
All dead container plant materials above the allowable tolerance levels, as defined in the
Final Success Criteria and Performance Standards, shall be replaced with the same
species and in the same size containers as originally specified (see Section 2.1.1 for
original species composition). The Project Biologist will recommend species
substitutions as ~ppropriate. In addition, any remedial seeding deemed necessary by the
Project Biologist to ensltre conformance with the Project performance standards shall be
completed with native seed of the same species and percent purity/ germination as
specified in Tables 2 through 4.
3.3 Maintenance Schedule ' ',
'"~-
Maintenance, ,activities will be conducted concurrent with the installation of the
container planftnaterials in the restoration and enhancement areas, and will continue
throughout the initial 120-day establishment period, concluding after five years from the
date of plant installation.
After the first summer of establishment following installation, all plants shall be checked
for viability. If more than 10 percent of the container stock has not survived, the dead
plant material will be removed and replaced with the same size material as was planted
originally ( except where willow mortality is judged to be the result of inappropriate soil
or water conditions). Replacement planting will be implemented to expedite native
plant establishment in the restoration areas. Restoration Contractor maintenance
activities on the site shall be conducted quarterly during year one of the Project, and
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quarterly or as directed by the Project Biologist during years two through five. The
Project Biologist will conduct inspections on a quarterly basis for the duration of the
five-year maintenance and monitoring period. Recommendations for maintenance
efforts will be based upon site observations and will include items such as irrigation,
weed control, and trash and debris removal.
3 .4 Performance Criteria
Performance criteria have been established for the southern• willow scrub, freshwater
marsh, and coastal sage scrub habitat types based upon expected vegetative
development within a properly functioning native habitat of the same type, and are
listed in Table 8. These performance criteria will be utilized to assess the annual
progress of the restoration areas, and are regarded as interim Project objectives
designed to achieve the final goals. Fulfillment of these criteria will indicate that the
wetlands mitigation and upland buffer areas on the Project site are progressing toward
the habitat types and functions that constitute the long-term goals of the plan. If
mitigation efforts fail to meet the performance standards in any one year, the Project
Biologist will recommend remedial actions to be implemented the following year that
will enhance the vegetation to a level in conformance with the original standards.
3.5 Monitoring Schedule and Methods
Monitoring of the onsite wetlands creation areas and upland buffers will be performed
by a qualified biologist/habitat restoration specialist monthly during the 120-day
establishment, period~ and quarterly afterwards through the duration of the project.
Both horticultural (qualitative) monitoring and biological (quantitative) monitoring will
be conducted on the wetlands creation and upland buffer areas.
'
Qualitative monitoring will be conducted to assess native container plant vigor and
development, seedling recruitment from native hydroseed and natural sources,
irrigation function and scheduling, soil moisture content, presence/ absence of plant
pests or diseases, erosion and/or drainage conditions onsite, presence/absence of non
native or invasive· plant species, trash or debris accumulation, wildlife
presence/ absence, and project fencing and signage condition. All qualitative
monitoring visits to the PMS and KMS and associated upland buffers will be
documented with a monitoring report, which will be forwarded to the Applicants and
the Restoration Contractor. Any project deficiencies will be noted in the monitoring
report, with accompanying recommendations for maintenance or remedial actions.
Qualitative monitoring will be conducted four times a year through year one, and three
times a year during years two through five of the project.
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2
3
4
5
CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
FOR THE LAUREL TREE LANE PUBLIC IMPROVEMENTS PROJECT
TABLE 8
LAUREL TREE LANE PUBLIC IMPROVEMENT 5-YEAR MITIGATION AND
MONITORING PERFORMANCE STANDARDS
100% 20% 10% 90% 50% 80% 20% 10% 40%
90% 50% 8% 100% 70% 90% 30% 10% 50 %
90% 70% 6% 8 ft. 100% 90% 100% 50% 8% 60%
90% 80% 5% 12 ft. 100% 90% 100% 70% 6% 70%
90% 90% 5% 16 ft. 100% 90% 100% 80% 5% 70%
"' Quantitative • monitoring will be conducted to determine container plant
survivorship/mortaJity, total native species cover and composition, total non-native
species cover and Composition, vertical stratification of native herb, shrub, and tree
species onsite, and target species heights. All qualitative monitoring will be conducted
by establishing permanent vegetation transects within the onsite mitigation areas at
random locations in the spring of year two. Transects will be utilized to determine
achievement of the yearly performance standards and compliance with agency
standards, and a permanent photo-documentation station will be established along each
transect to record the progress of the mitigation site and graphically record plant
establishment over the five-year period. A total of three transects will be established
within the wetland creation areas onsite, and three transects within the coastal sage
scrub buffer (each approximately 50 meters long by 5 meters wide). The transects will
be sampled using the line-intercept method (Canfield 1941, adapted by California Native
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Plant Society (CNPS) 1999). A transect tape will be run between two posts 50 meters
apart, and vegetative intercept line will be visually projected above and below the tape at
every half-meter mark. Each herb, shrub, or tree that intercepts the projected line will
be recorded by species. In addition, all plant species present within the five-meter wide
"species richness" portion of the transect will be recorded by species, and selected trees
along each transect will be measured and their heights recorded (if required). All data
will be utilized to determine total percent plant cover, percent native cover, percent non
native cover, overall species richness, and target species growth. Quantitative
monitoring will be conducted once annually in the fall beginning in year two and
extending through year five of the mitigation project.
3.6 Annual Reports
A report outlining the results of each year's monitoring surveys shall be submitted to the
Applicants, ACOE, CDFG, and RWQCB by the end of each year's monitoring period,
through the end of the five-year period. The monitoring reports shall describe the
existing conditions of the upland buffer and wetlands creation and enhancement sites,
identify wildlife use of the sites, identify any shortcomings of the revegetation program
and recommend remedial measures necessary for the successful completion of the
revegetation program and compliance with the appropriate permit conditions and
success criteria. The reports also will include: 1) a list of names, titles and companies of
all persons who prepared the content of the annual report and participated in
monitoring activities; 2) ACOE, CDFG, and RWQCB permit numbers, and any special
conditions and .any subsequent letters of modification to the original permits; 3)prints
of representative monitoring photographs; 4) maps identifying monitoring areas,
transect locat1ons, planting zones, etc. as appropriate; and s)quantitative data from
transects.
3.7 Comp'letion of Mitigation
3.7.1 Notification of Compl-etion
Applicants shall notify the ACOE, CDFG, and RWQCB upon submitting the annual
report for the final year that the final success criteria have been met at the end of the
five-year monitoring period, and request acceptance of the site and release from the
permit conditions. Early release may be possible if performance standards are met early
and the resource agencies agree with the level of establishment.
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3.7.2 Regulatory Agency Confirmation
Following receipt of the notification of completion, ACOE, CDFG, and RWQCB may
visit the site to confirm the completion of the mitigation effort.
3.8 Contingency Measures
3.8.1 Initiating Procedures for Contingency Measures
If an annual performance criteria are not met for all or any portion of the mitigation
Project in any year or if the final success criteria are not met, Applicants shall prepare an
analysis of the cause(s) of failure and, if determined necessary by the ACOE, CDFG, and
RWQCB, and propose remedial action for approval. If the mitigation site has not met
the performance criteria, the responsible party's maintenance and monitoring
obligations will continue or alternative contingency measures will be negotiated until
the ACOE, CDFG, and RWQCB give final Project permit compliance/approval.
3.8.2 Funding Mechanisms
The same funding source available for the intended mitigation Project, as established by
Applicants, will_ be available for any additional planning, implementation and
monitoring of any contingency procedures that may be required to achieve the
mitigation goals.
4.0 SELECTED REFERENCES
', ;-,..
Beauchamp, R, M. 1986. Af/.ora of San Diego County, California. Sweetwater Press,
National City, California. 241 pp.
Bowman, R. H. 1973. Soil Survey, San Diego Area, California, Part 1. United States
Department of the Agriculture. 104 pp. + appendices.
Brinson, M. M. 1993. A Hydrogeomorphic classification for wetlands. Technical
Report WRP-DE-4, U.S. Army Engineer Waterways Experiment Station, Vicksburg,
MS.
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CONCEPTUAL WETLANDS MITIGATION AND MONITORING PLAN
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California Department of Fish and Game (CDFG). 2002. Endangered, Rare, and
Threatened Animals of California. State of California Resources Agency,
Sacramento, California.
Canfield, R. 1941. Application of the line interception method in sampling range
vegetation. Journal of Forestry 39, 338-394.
CNPS. 2001. Inventory of Rare and Endangered Plants of California (sixth edition).
Rare Plant Scientific advisory Committee, David P. Tibor, Ed. California Native Plant
Society, Sacramento, CA. 385 pp.
Gordon, Nancy D. 1992. Stream Hydrology; An Introduction for Ecologists. John
Wiley and Sons, New York, New York. 526 pp. -
Hickman, J.C. 1993. The Jepson manual: Higher plants of California. University of
California Press, Berkeley. 1400 pp.
Holland, R. F. 1986. Preliminary descriptions of the terrestrial natural communities
of California. Nongame-Heritage Program, California Department of Fish and
Game. 156 pp. •
Mitsch, W.J. and J.G. Gosselink. 2000. Wetlands, Third Edition. John Wiley and Sons,
Inc. New York, New York. 920 pp.
Munz, Phillip A. 1974. A Flora of Southern California. University of California Press,
Berkeley,' California.
''--Whitson,, To:i;n D. et al. 2001. Weeds of the West, 9th ed. Western Society of Weed
Science, University of Wyoming. 'Jackson, Wyoming. 628 pp.
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