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CATHOLIC CHARITIES HABITAT CONSERVATION AREA
Property Analysis Record
La Posada Site
Carlsbad, CA
Prepared for:
Catholic Charities
2480 Impala Drive
Carlsbad, CA 92008
February 15, 2011
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1.0 INTRODUCTION
The Catholic Charities La Posada site occupies an approximately 3.62 acres in an urban context.
The site is presently houses the offices of the Catholic Charities (CC) organization and a
temporary shelter for the homeless. The site is located at 2480 Impala Drive in the northeastern
quadrant of the City of Carlsbad, California.
CC is proposing redevelopment of the site to create farm worker housing. As part of that
entitlement process it is anticipate that the City of Carlsbad will require the property owner to set
aside and fund the in perpetuity maintenance of a habitat conservation area (HCA) on the
undeveloped portion of the property consistent with the requirements of the Carlsbad Habitat
Management Plan (HMP).
CC, the owners of the La Posada site, proposes to preserve in perpetuity 2.02 acres of native
vegetation located on the north-facing slopes below the developed portion of the site. Biological
field work has been conducted by Planning Systems' biologists in a walk-over of the proposed
preserve area in conjunction with the Preliminary Biological Inventory dated October 20, 2009.
During this biologist walk-over, the area was determined to contain exclusively southern mixed
chaparral (SMC) habitat. Southern-mixed chaparral is not considered sensitive habitat. During
the biological walk-over, the site was also surveyed for special status or sensitive plants and
animals. It was concluded in the above-referenced Preliminary Biological Inventory that no special
status or sensitive plant or animal species were identified as occupying the survey area during this field
reconnaissance.
The overall management objective for this property is to maintain and enhance the habitat value
found on the property at the time of dedication. CC will designate a non-profit land conservation
organization to manage the property.
Effective long-term conservation and management of natural habitat requires preparation of a
Property Analysis Record (PAR) that identifies the operations and maintenance activities that
must be implemented to achieve the goals of the HMP. The PAR also contains a budget for
performance of these activities and costs out the endowment needed to assure that the habitat
conservation area can be preserved and maintained in perpetuity.
In general, the PAR describes the field surveys needed to document the biological resources
onsite and to monitor the change in those resources over time, the de-vegetation activities
required to control invasive non-native species and the access control measures necessary to
prevent loss of habitat value attributable to the presence of people and pets. No public access to
this habitat conservation area is proposed so a community outreach program is not included as
part of this PAR.
This specific (PAR) describes the resources, management activities and costs associated with the
in perpetuity conservation of the of the 2.02 acre Catholic Charities Habitat Conservation Area
(CCHCA).
2.0 PROPERTY DESCRIPTION
The subject property is a 3.62-acre parcel with developed uses on the southern 1/3 of the parcel
and natural lands on the northern 2/3 of the parcel. The developed portion of the parcel occurs
on a relatively flat pad where three principal structures are located, along with paved parking and
a gated, paved driveway. Access to the driveway is from Impala Drive which is a paved public
street. Non-built portions of the developed pad support ornamental vegetation and are separated
from the development by a chain-link fenced. On the northern 2/3 of the parcel, a steep, north-
facing natural slope occurs that is approximately 260 feet in height and 330 feet in width. Native
vegetation occurs over virtually this entire escarpment except along the pad edge (top) where
non-native grassland habitat occurs.
In terms of topography, the high point of the property occurs near the southeast comer of the
property at approximately 370 feet mean sea level (msl). The low point of the property occurs
near the northeast comer of the property as 120 msl. Soils of the parcel are of two types:
1. Las Flores loamy fine sand (LeC2), 5 to 9 percent slopes, eroded. The
development pad is comprised of this soil type.
2. Terrace Escarpment (TeF) comprise the soil under the CCHCA which occupies
the steep slopes ofthe property (USDA 1973)
Creation of the existing development pad appears to be the only grading to have occurred
historically on the property. The CCHCA is not located within a HMP defined Hardline
Conservation Area.
Land uses surrounding the CCHCA consist of industrial/office development, public streets and
natural open space as shown on the table below.
Table 1. Adjacent Land Use
Direction Land Use
North Natural open space on slopes and canyon floor with riparian
vegetation and scattered residential structures.
Northwest Natural open space on slopes
West Sloped natural open space approximately 40 foot wide with
commercial property beyond.
Northeast Natural open space on slopes
East Industrial/office development
Southwest Impala Drive and industrial/office development
Southeast Impala Drive and industrial/office development
South Impala Drive and industrial office development
2.1 Biological Resources
The CC La Posada property occupies 3.62 acres. Natural habitat (southern-mixed chaparral
occupies 2.32 acres of the site and ornamental vegetation occupies 0.90 acres ofthe site as
shown on Figure 1 (Planning Systems 2009). Fire management requirements will apply to a 40
foot wide area at the top-of-slope immediately north of the developed portion of the site. The
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fire management zone will encroach on the slope area, removing the non-native grassland and
approximately 0.32 acres of southern-mixed chaparral. The CCHCA will therefore consist of
approximately 2.00 acres of southern-mixed chaparral. The vast majority ofthe habitat is
undisturbed and represents relatively pristine habitat with intact pre-Spanish colonial flora free of
the many non-native weedy species that frequently take over native habitat.
A walk-over was conducted on October 16, 2009, using an aerial photograph overlaid with an
engineered base of the construction zone. The 2.02 acre natural slope area was traversed on foot.
Plant communities were recorded. Plants were identified using 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). Planning Systems' biologists conducted the survey. A
Preliminary Biological Inventory, dated October 20, 2009 was prepared which identified the
conclusions drawn on the walk-over.
2.1.1 Southern-Mixed Chaparral Habitat Description
Southern mixed chaparral (SMC) is a fire and drought-adapted community composed of a
variety of woody shrubs. On this property, SMC occurs on all portions of the north-facing
escarpment that has not been disturbed. The dominant species here are Laurel sumac (Malosma
laurina) and Lemonadeberry (Rhus integrifolia). Other species observed include Scrub oak
(Quercus berberidifolia), Black sage (Salvia melifera), Coast monkeyflower (Mimulus
aurantiacus var. puniceus), San Diego mountain maghagony (Cercocarpus minutiflorus),
Coastal wood fern (Dryopteris arguta), Sawtooth goldenbush (Harardia squarrosa), Giant wild-
rye (Leymus condensatus), Fuchsia-flowered gooseberry (Ribes speciosa), Western poison oak
(Toxicodendron diversilobum), Coastal sagebrush (Artemesia californica), and Toyon
(Heteromeles arbutifolia).
Southern mixed chaparral is not a sensitive habitat. However raptors and other sensitive species
are known to use this habitat type for roosting and foraging.
3.0 TITLE STATUS
The following represents Planning Systems understanding of the title status of the CCHCA and
the mechanism oftransfer to the designated management entity.
1. CC holds title to the parcel that comprises CCHCA. CCHCA will be split from the CC La
Posada site with the CCHCA parcel being recorded as irrevocable open space. CC will
transfer fee title ofthe CCHCA to the designated management entity and in addition pay the
management entity$ 138,728.36 to create an endowment to manage and preserve the land in
perpetuity as biological habitat. CC will ensure that a conservation easement is recorded on
the title for the property.
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2. The size of the management endowment contributed by CC is based upon the property being
exempt from property tax based on the open space designation. If the determination is made
that the property is taxable the endowment to manage the property must be adjusted
accordingly.
3. It is understood that the CCHCA is not included in any special districts with tax authority
such as water districts or special assessment districts. If the property is included in any such
areas, the status must be changed prior to purchase or the management endowment must be
adjusted accordingly.
4. The management entity will accept all municipal and utility easements for repair of
infrastructure recorded on the property. Any damage to natural resources attributable to these
service activities will be repaired by the municipality or utility that caused the damage ..
5. CC will survey and mark the legal boundaries of the CCHCA prior to transfer of the property
to the management entity.
6. CC will provide all legal instruments necessary to convey the CCHCA to the management
entity.
7. Upon transfer of the title to the management entity, CC shall have no further liability and
responsibility with regard to the property, including costs and expenses related to the
CCHCA property.
8. Transfer of the property to the management entity shall signify that the management entity
has reviewed, accepted and agreed to abide by the terms of this Property Analysis Record.
3.1 Assumptions
The following section identifies the assumptions that were used to determine the amount of the
endowment needed to assure the long-term management and operation of the CCHCA
1. The management entity will be responsible for removal of trash/debris from the CCHCA.
2. The preservation of sensitive lands often requires some method of access control to
prevent people, pets, bicycles and off-road vehicles from destroying the habitat value of
an undeveloped piece of property. It is to be expected that perimeter fencing may be
required in some areas. The PAR does include a cost for installation of this access control
fencing at some point in the future. Since there is no fencing onsite at present, this PAR
does not include a cost for maintaining current fencing
3. Since the CCHCA is adjacent to developed properties, fire suppression is a potential
issue. Fire management for this property includes a 20-foot setback from the buildings to
nearest vegetation on the developed pad and a 40-foot wide zone of fire managed
vegetation extending from top of slope down the hillside. This fire managed area is not a
part of the CCHCA and not the responsibility of the management entity.
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4. The single greatest threat to preserved habitat is the introduction of non-native species
that out-compete native species and thus effectively take over the habitat. Therefore it is
the responsibility of the management entity to aggressively identify and remove invasive
plant species such as pampas grass, giant reed, pepper grass, fennel, castor bean or
mustard grass that occur on the property. The cost of the mechanical or chemical
removal of these species is the responsibility of the management entity.
5. There are no designated public trails on the CCHCA. It will be the responsibility of the
management entity to patrol the preserve to prevent habitat destruction and illegal waste
disposal.
4.0 MANAGEMENT REQUIREMENTS
The management entities primary responsibility is to assure that the habitat values present onsite
at the time of acquisition are maintained and where possible enhanced. A monitoring program
based on standardized survey protocols provides the only objective means for demonstrating the
effectiveness of the management methods. The management entity shall conduct an annual
biological survey of the CCHCA to monitor change in habitat composition over time, variation
in the wildlife species present over time, changes in population over time and the presence or
absence of protected species over time.
The management entity agrees to manage the CCHCA according to the standards, methods and
procedures specified in the Carlsbad Habitat Management Plan, thus ensuring that the preserve is
managed consistently with other habitat conservation areas in the City.
The success of a biological monitoring program is dependent on preparation of a detailed
monitoring plan prior to initiation of monitoring efforts. The monitoring plan should measure
those indices that are characteristic of environmental degradation such as the ratio of native
habitat to non-native habitat, acreage of invasive species and presence of exotic species. The
biological monitoring program will include the following activities
1. Initial mapping of the biology of the CCHCA shall be required within the first year of
development of the La Posada project. Thereafter, general biological surveys are
required every 3-5 years (after the initial mapping is completed) to quantify the wildlife
present in the CCHCA including the herpatofauna, avifauna and mammifauna.
2. Annual focused surveys are not required as no threatened or endangered species have
been identified on the property.
3. The initial mapping ofthe biology shall indicate the presence of any invasive non-native
species on the CCHCA. These invasive species shall be removed. The La Posada site
shall be observed regularly to ensure that no invasive plants encroach from the developed
area into the CCHCA.
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4. The management entity shall patrol the property to prevent trespass or illegal use of the
site. Motorized and non-motorized off road vehicle use shall be prohibited in the
CCHCA.
5. The management entity shall implement an aggressive invasive species control program
utilizing both contractor for herbicide application and volunteers for manual removal of
invasive species. A successful non-native flora removal program will also require a
native plant revegetation effort to fill in the de-vegetated areas to prevent erosion or
recolonization by non-natives.
6. The management entity shall be responsible for hiring and firing of staff, procurement
and management of contractors, coordination with state and federal resource agencies,
municipal governments and community relations.
7. Reporting for the project will include preparation of a biological monitoring plan and an
annual summary report of the biological status of the CCHCA. Copies of the annual
monitoring report will be sent to the City of Carlsbad.
5.0 COSTING
The primary purpose of the PAR is to identify the costs associated with the dedication and the
startup of the CCHCA and the cost to operate the preserve on a long term basis. Once these
costs are known it is possible to determine the amount of the endowment required to generate
adequate income to support in-perpetuity management of the preserve.
This PAR identifies costs and level of effort that will be required to initiate the preserve in year
one and to maintain and monitor the preserve in subsequent years. During the first year
expenditures for biological monitoring, invasive species control, trash removal, and community
outreach will be at higher levels then in subsequent years.
5.1 Operating Expenses
In the first year a thorough evaluation of existing resources must be preformed to provide an
adequate baseline. In the first year it is expected that invasive species will be at their highest
density requiring a labor intensive first year. After the first year the expenses associated with
managing the preserve will stabilize. Therefore this PAR provides separate cost estimates for
year one non-recurring expenditures and year two recurring expenditures. These costs estimates
are summarized below with a detailed estimate provided in Appendix A.
Table 2. Year One Non-Recurring Cost Estimate
Labor $1,370.00
Professional Services $720.00
Equipment, Supplies & Insurance $1,012.00
Contingency Fund (5%) $155.10
Administration (8.5%) $276.85
Total Non-Recurring Costs $3,533.95
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Table 3. Year Two-Recurring Cost Estimates
Labor $2,532.00
Professional Services $660.00
Equipment, Supplies & Insurance $1,290.00
Contingency Fund (5%) $224.10
Administration (8.5%) ~~
Total Recurring Costs ( $5,106.1~ ;..__
The startup costs for the CCHCA Year 1 are estimated to be$
estimated annual costs for subsequent years are estimated to e $5,732.71.
5.2 Endowment
Given the known operating costs it is possible to determine what level of funding is needed to
generate the approximately $5,733.00 needed maintain the preserve on a yearly basis. The size
of the endowment is directly related to the expected return on investment and the annual rate of
inflation. This PAR is based on a 4.5 percent return on the endowment created. This is the low
end of the commercial management range and is thus a conservative estimate. It should be
pointed out that government entities are often more constrained in the investment options
available to them and they typically earn a lower rate of return. Inflation for the past three years
has averaged approximately 0.5 percent. Table 4 below shows the endowment required to fund
operation of the preserve based on these assumptions.
Table 4. Preserve Funding
Year 1 Non-recurring Expenses $3,533.95
Year 2 Ongoing Management Cost $5,106.12
Endowment to fund ongoing costs $117,924.21
Total Year 1 Contribution $121,458.17
Annual Trust Income (after inflation) $5,106.12
Based on a 4.5% rate of return
Management cost per acre $2,553.06
Endowment cost per acre $60,729.08
The Total Year 1 Contribution is calculated as the sum of the year one operating expenses
($3,533.95) and the contribution of principal ($132,395.06) that funds the endowment, resulting
in a Total Year 1 contribution of$135,929.01.
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REFERENCES
Carlsbad, 1993, "Habitat Conservation Plan for Properties in the Southeast Quadrant of the City
of Carlsbad, California," Fieldstone/La Costa Associates, Carlsbad, California. March 1993.
Carlsbad, 1999, "Habitat Management Plan for Natural Communities in the City of Carlsbad,
California," Carlsbad Planning Department, Carlsbad, California. December 1999.
Dudek, 1992, "Biological Resources and Habitat Analysis City of Carlsbad, California," Dudek
and Associates, Encinitas, California, May 1992.
Holland, R.F. 1986, "Preliminary Descriptions of Terrestrial Natural Communities of
California," Non-game Heritage Program, California Department ofFish and Game, Sacramento,
California.
Planning Systems, 2009, "Vegetation Inventory for 2480 Impala Drive, Carlsbad, CA 92010.
October 2009.
Sawyer, J.O. and Keeler Wolf, T., 1995,. "A Manual of California Vegetation," California
Native Plants Society, Sacramento, California.
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APPENDIX A
Property Analysis Record
START UP AND ONGOING ANNUAL COSTS
FOR THE
CATHOLIC CHARITIES HABITAT CONSERVATION AREA
9
.:. Catholic Charities Habitat Conservation Area Budget
!SCHEDULE A· YEAR ONE NON-RECURRING MANAGEMENT COSTS
LEVEL OF
EFFORT COST PER ANNUAL LABOR
ACTIVITY DESCRIPTION (HRS/LOT) UNIT COST HOURS
Baseline site evaluation Site Manager 4 $55.00 $220.00 4
Photo documentation of existing conditions Site Manager 4 $55.00 $220.00 4
Vegetation Survey Wildlife Biologist 2 $55.00 $110.00 2
Wildlife Survey Wildlife Biologist 2 $55.00 $110.00 2
lnvasives Control Site Manager 2 $55.00 $110.00 2
lnvasives Control Laborer 6 $35.00 $210.00 6
Community Outreach Site Manager 2 $55.00 $110.00 2
Trash removal and General Maintenance Laborer 8 $35.00 $280.00 8
Professional Services Preparation of legal documents. 6 $120.00 $720.00 6
Fencing Materials 1 $150.00 $150.00
Agricultural Chemicals 1 $50.00 $50.00
Planting Material and Irrigation $200.00 $200.00
Purchase Aerial Photographs $150.00 $150.00
Vehicle Expenses 100 $0.52 $52.00
Auto Insurance Estimated pro-rated share $110.00 $110.00
Corporate Liability Insurance Estimated pro-rated share $150.00 $150.00
Director and officers Liability Insurance Estimated pro-rated share $150.00 $150.00
Sub-total $3,102.00
Year 1 Contingency Fund 10% of operating expenses $155.10
Year 1 Administration 8.5% of operating expenses $276.85
TOTAL YEAR ONE NON-RECURRING COSTS $3,533.95 36
SCHEDULE B ·ANNUAL OPERATIONAL EXPENSES
BIOLOGICAL MONITORING
Annual Survey Site Manager 2 $55.00 $110.00 2
Annual Survey Plant Biologist 2 $55.00 $110.00 2
Annual Survey Wildlife Biologist 2 $55.00 $110.00 2
Sub-total $330.00 6
HABITAT MANAGEMENT
Invasive Species Removal Site Manager 4 $55.00 $220.00 4
Invasive Species Removal Contractor 10 $50.00 $500.00 10
Revegetation Site Manager 4 $55.00 $220.00 4
Fence Installation & Repair Site Manager 6 $55.00 $330.00 6
Materials Fencing & Plant Material $200.00 $200.00
Sub-total $1,470.00 24
OUTREACH SERVICES
Access Control Site Manager 4 $55.00 $220.00 4
Signs $100.00 $100.00
Sub-total $320.00 4
MAINTENANCE OF HABITAT CONSERVATION AREA
Routine Trash Removal Site Manager 8 $55.00 $440.00 8
Sub-total $440.00 8
REPORTING
Annual Report Preparation ( 1) Site Manager 6 $55.00 $330.00 6
Sub-total $330.00 6
OFFICE EXPENSES
Telephone -Pro-rated share $50.00 $50.00
Internet Service Provider -Pro-rated share DSL connection +web site hosting $50.00 $50.00
Office Supplies Miscellaneous $50.00 $50.00
Computer Support Repair and upgrade $100.00 $100.00
Sub-total $250.00
FIELD EQUIPMENT
Vehicle Mileage 100 $0.52 $52.00
Sub-total $52.00
OPERATIONS
Professional Services Legal and accounting 4 $120.00 $480.00 4
Insurance Corp. liability insurance, -prorated share 1 $150.00 $150.00
Insurance Officers & dir. liability ins.-prorated share $150.00 $150.00
Insurance Vehicle $110.00 $110.00
Audit Fees Annual third party review of finances $400.00 $400.00
Sub-total $1,290.00 4
TOTAL NON-RECURRING $3,533.95 32
•, Catholic Charities Habitat Conservation Area Budget
TOTAL ANNUAL OPERATING EXPENSES
Contingency Fund
Administration
TOTAL ANNUAL OPERATING BUDGET
SCHEDULE C ENDOWMENT FUNDING REQUIREMENTS
Endowment to Fund Operating Budget
Annual trust Income (based on 4.33% rate of return.
TOTAL YEAR 1 CONTRIBUTION
Year 1 Non-recurring Expenses
Operating Budget Endowment
Total Year 1 Contribution
Endowment Cost Per Acre
Management Cost Per Acre
Calculated as 5.0% of operating budget
Calculated as 8.5% of operating budget
$4,482.00
$224.10
$400.02
$5,106.12
$117,924.21
$5,106.12
$3,533.95
$117,924.21
$121,458.17
$60,729.08
$2,553.06
APPENDIX B
MAPS
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Figure 1
Project Location Map
LA POSADA CATHOLIC CHARITIES PROPERTY
Carlsbad, California
1000 2000
II
4000 FT
EB
February 15, 2011
PLANNING I 1•11 SYSTEMS
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--. J I : J ~ Southern mixed chaparral (0.32 ac.) &
-~ non-native grassland (0.11 ac.) to be
removed in fire suppression zone.
Vegetation Resources Habitat Conservation Area (ac.) Area (ac.)
2.32 2.00
Developed Land 0.29
Ornamental
0.11
0.90
TOTAL: 2.32 2.00
Figure 2
Habitat Conservation Area Plan
LA POSADA CATHOLIC CHARITIES PROPERTY
Carlsbad, California
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1&30 FARADAY AVDfUZ. stnTI: 100, CARLSBAD. CA. ('1'80) 831-0?80 J'AX (780) llt31-&'l'«
NORTH SCALE:-1" = 60'
Legend
~ Habitat Conservation Area
E:::::::3 Fire management boundary line
lS.'SSJ Southern mixed chaparral (0.32 ac.) &
Description
non-native grassland (0.11 ac.) to be
removed in fire suppression zone.
Habitat Conservation
Area (ac.) Area (ac.)
Southern Mixed Chaparral 2.32
0.29
0.11
0.90
2.00
TOTAL: 2.32 2.00
Figure 2A
Habitat Conservation Area Plan
LA POSADA CATHOLIC CHARITIES PROPERTY
Carlsbad, California