HomeMy WebLinkAboutCT 00-20; Fox Miller Property; Tentative Map (CT) (6)RECON
Final Long-term
Managennent Plan for Fox-
Miller Property Open Space
Carlsbad, California
Prepared for Prepared by
H.G. Fenton Company
7577 Mission Valley Road, Suite 200
San Diego, CA 92108
Contact: Allen Jones
RECON Environmental, Inc.
1927 Fifth Avenue
San Diego, CA 92101-2358
P 619.308.9333 F 619.308.9334
RECON Number 3028-2B
November 23, 2005
(Printed December 2, 2005)
Wendy Loeffler, Senior Biologist
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Long-Term Management Plan for Fox-Miller Property Open Space
TABLE OF CONTENTS
1.0 Executive Summary 1
2.0 Introduction 1
2.1 Regional Management Context 2
2.2 Administration and Responsibilities 4
2.3 Funding Mechanism 7
3.0 Existing Conditions 7
3.1 Topography and Soils 7
3.2 Sensitive Biological Resources 8
4.0 Habitat Management 9
4.1 Guidelines for Long-Term Management 11
4.2 Prohibited and Compatible Uses Within the Open Space 11
4.3 General Open Space Management 12
4.4 Sensitive Species Management 13
4.5 Exotic Invasive Species Management 16
4.6 Other General Habitat Management Issues 17
5.0 Monitoring Schedule 21
5.1 General Open Space Monitoring 21
5.2 Thread-Leaved Brodiaea Monitoring 22
5.3 Sensitive Wildlife Monitoring 22
6.0 Reporting/Status Reviews 22
7.0 Remedial/Contingency Actions 24
8.0 References Cited 25
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Long-Term Management Plan for Fox-Miller Property Open Space
TABLE OF CONTENTS (cont.)
FIGURES
Regional Location 2
Project Location Shown on USGS Map 3
Existing Biological Resources and Project Impacts 10
Permanent Fencing Plan 20
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Long-Term Management Plan for Fox-Miller Property Open Space
1.0 Executive Summary
This long-term management plan (LTMP) provides a framework for the enhancement
and management of thread-leaved brodiaea {Brodiaea filifolia) populations, Diegan
coastal sage scrub, native grassland, and southern willow scrub on the Fox-Miller
Property open space, which includes approximately 18.11 acres of land in the city of
Carlsbad, San Diego County. The dedication of the open space and the implementation
of the associated LTMP fulfill a portion of the mitigation for impacts to the biological
resources associated with development of the property. This plan will become effective
following the completion and approval of the five-year maintenance and monitoring
activities associated with the approved restoration plan prepared for this project. The
open space will be managed in perpetuity to maintain and improve the habitat quality
on-site. Habitat enhancement of the open space will benefit the thread-leaved brodiaea
as well as a variety of wildlife species using the open space.
Management guidelines and the responsible parties are identified in this document. This
plan was written and is believed to be in conformance with the Multiple Habitat
Conservation Program (San Diego Association of Governments [SANDAG] 1998), the
City of Carlsbad's Habitat Management Plan for Natural Communities (City of Carlsbad
1999), and Section D of the draft Open Space Management Plan.
2.0 Introduction
The property is in the city of Carlsbad, California located north of Palomar Airport Road,
east of El Camino Real, and between Faraday Avenue and College Boulevard
(Figures 1 and 2). The project site includes a portion of Letterbox Canyon with its
associated drainages and the adjacent upland slopes. The site is bounded by El Camino
Real to the east and north with industrial development surrounding the rest of the site.
The property is currently owned by Fenton Carlsbad Research Center, LLC of which
H.G. Fenton Company is the manager.
The open space that will be placed in a conservation easement totals 18.11 acres. The
objectives and guidelines included in this LTMP are intended to preserve and increase
the value of thread-leaved brodiaea habitat and the Diegan coastal sage scrub, native
grassland, and southern willow scrub vegetation communities in the open space in
perpetuity.
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FIGURE 1
Regional Location
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FIGURE 2
Project Location on USGS Map
Long-Term Management Plan for Fox-Miller Property Open Space
2.1 Regional Management Context
The Multiple Habitat Conservation Program (MHCP) is a habitat conservation plan
created for seven cities within the northern subregion of San Diego County (SANDAG
1998) . The City of Carlsbad has adopted the Habitat Management Plan for Natural
Communities in the City of Carlsbad, a subarea plan of the MHCP (City of Carlsbad
1999) which provides an implementation and regulatory framework for designing and
protecting the proposed open space preserve for the City of Carlsbad while allowing for
the continued growth and development of the City. The habitat management plan (HMP)
provides guidelines for determining significant impacts to biological resources and
designating mitigation associated with proposed projects. The MHCP and HMP identify
a series of focused planning areas within which some lands will be dedicated for
preservation of native habitats. These areas contain both "hard line" areas which will be
preserved as open space and "soft line" areas which will include both development and
open space to be determined through the planning process. Mitigation requirements for
impacts to the biological resources are provided in the HMP (City of Carlsbad 1999).
The City's HMP identifies the Fox-Miller Property as a Special Resource Area 1 based
on the presence of the thread-leaved brodiaea. The project was "hard lined" in the HMP
that was adopted, but new information on the extent and size of the thread-leaved
brodiaea population was discovered prior to issuance of the take authorization by the
regulatory agencies. The large size of the population identified it as a critical population
under the MHCP, which requires preservation of 95 percent of the population. Take
authorization of the thread-leaved brodiaea by the agencies became contingent upon
the preservation of the critical population on the Fox-Miller Property.
2.2 Administration and Responsibilities
Several entities will be involved in the implementation of this plan. These entities include
state and federal wildlife agencies, the City, the property owner (owner), and a Preserve
Manager (PM). Their interactions are discussed briefly below.
2.2.1 Agencies
The U.S. Fish and Wildlife Service (USFWS), California Department of Fish and Game
(CDFG), and City, collectively referred to in this document as the agencies, will provide
advisory input and review to this document and may provide expertise and guidance to
the PM on implementation and adaptive management tasks.
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Long-Term Management Plan for Fox-Miller Property Open Space
2.2.2 Property Owner
The owner will be responsible for the creation of a non-wasting endowment to provide
funding for the implementation of this LTMP. The owner will be responsible for the initial
installation, maintenance, and monitoring of any revegetation within the preserved areas
associated with the project and the initial five-year maintenance and monitoring
program.
The owner shall be responsible through the non-wasting endowment paid to the PM for
funding all aspects of the project including implementation, long-term maintenance, and
remedial actions as determined by the following regulatory agencies: USFWS, the
CDFG, the USACE, and the City of Carlsbad. The owner will supply the agencies with
copies of all applicable reports pertaining to the open space, particularly reports
documenting biological resources.
If Fenton Carlsbad Research Center, LLC sells the property or otherwise transfers
responsibility of the open space to another entity, the new owner will be responsible for
all conditions and requirements set forth in this document, unless otherwise agreed to
between the owner, agencies. City, and PM.
2.2.3 Preserve Manager
Helix Community Conservancy has been hired as the PM to implement this LTMP and
will take responsibility of the open space after the five-year Habitat Restoration and
Mitigation Plan (HRMP) has been completed and approved, which is projected for 2010.
If at any point. Helix Community Conservancy is no longer the PM, an alternative PM
shall be hired to continue the implementation of the LTMP. The following standards
must be met for the subsequent PM to be accepted. The PM can either be an
organization or an individual as long as the person(s) actively managing the open space
meets the qualifications outlined below to the satisfaction of the agencies. If the PM is
an organization, a project manager shall be designated. The PM will be responsible for
the day-to-day implementation of this LTMP and will carry out the LTMP's requirements
and objectives.
The agencies shall have the primary responsibility for the approval of the conditions
covered under this LTMP. This responsibility includes the approval of the PM and review
and approval of yearly work programs, budgets, and annual reports prepared by the PM.
The PM shall report directly to the agencies on all issues, concerns, and questions
regarding work schedules and overall management.
The PM must provide a qualified individual(s) whom is acceptable to the agencies and
the owner. This person(s) must meet the following criteria:
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Long-Term Management Plan for Fox-Miller Property Open Space
• B.S. or B.A. degree in wildlife management, ecology, zoology, botany, biology, or
related field.
• At least two years of experience in field biology in southern California, preferably
San Diego County.
• At least two years of experience in bird and general wildlife species surveys with a
current USFWS recovery permit for the federally listed endangered coastal
California gnatcatcher (Polioptila californica californica) and experience with the least
Bell's vireo (Vireo pusillus bellii).
• At least two years of experience in conducting rare plant surveys and able to
appropriately identify thread-leaved brodiaea.
• Experience dealing with community groups.
• Demonstrated experience in similar projects or in projects including similar skills.
The PM shall manage the open space and will:
• Be an advocate of the open space by maintaining and protecting its integrity and
managing project activities in the best interest of the restoration goals set forth in the
HRMP prepared by RECON in 2005 and the LTMP.
• Be familiar with the provisions of this LTMP, its attachments, and all documentation
supporting the LTMP.
• Manage the open space in accordance with local regulations.
• Be responsible for all points noted within the LTMP as being within his/her judgment
as discussed within the Open Space Enhancement section.
• Keep and maintain all documents provided by the owner.
• Educate the surrounding community about the presence and purpose of the open
space.
• Document all field visits and notify the agencies in writing of any issues, problems,
and proposed solutions in a timely manner.
• Coordinate with the PMs of adjacent or nearby properties on management practices
and tasks related to preservation and maintenance of the subregional open space
system.
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Long-Term Management Plan for Fox-Miller Property Open Space
• Prepare and submit to the agencies an annual report by December 31 of each year
(see the Reporting/Status Reviews section for requirements).
2.3 Funding Mechanism
Fenton Carlsbad Research Center, LLC will meet the funding requirements set forth
herein to implement this plan. The funding will be divided into two components: (1) initial
site maintenance and management for five years and (2) long-term maintenance and
management funding. A long-term funding program will be a non-wasting endowment,
where an initial amount will be deposited in a trust or bond and the interest generated
from the principal, will be drawn to cover the cost of maintenance and management
activities.
Long-term maintenance and management costs require an endowment amount as
identified in the Property Analysis Record (PAR), which assumes a 4.5 percent
capitalization rate (Helix Community Conservancy 2005). While State law directs non-
adjudicated assets held by a non-profit 501(c)(3) to revert to the State of California
should the non-profit dissolve, to further clarify the parties' intent, a clause will be added
to the contract between the project applicant and the Helix Community Conservancy that
directs all monies in the endowment account for this project to be held in an account that
shall be transferred to the State Department of Fish and Game in the event the Helix
Community Conservancy is dissolved for any reason. Such funds can then be
maintained by the Department or assigned to another organization it deems capable of
managing the account.
3.0 Existing Conditions
The proposed project will include the grading of four lots on the 52.33-acre Fox-Miller
Property. Impacts assessed also include the installation of sewer and storm drains and
the creation of a detention basin within the western end of Letterbox Canyon. The
project will impact approximately 33 acres of area within the project boundaries for
development of commercial or light industrial purposes.
3.1 Topography and Soils
Elevation of the site ranges from approximately 160 to 300 feet above mean sea level
(U.S. Geological Survey 1968). Letterbox Canyon runs east-west through the center of
the site. Two side canyons, each supporting a drainage, run north-south and join
Letterbox Canyon in the western half of the property.
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Long-Term Management Plan for Fox-Miller Property Open Space
Soils on the site consist of Altamont clay of 15 to 30 percent slope for the entire
property. Altamont clay is derived from weathered calcareous shale and tends to be a
well-drained soil (U.S. Department of Agnculture 1973).
3.2 Sensitive Biological Resources
3.2.1 Sensitive Plant Communities
The open space preserve area includes the following vegetation communities: Diegan
coastal sage scrub (5.32 acres), valley needlegrass grassland (4.79 acres), non-native
grassland (7.70 acres), and southern willow scrub (0.30 acre). These communities are
considered sensitive by the agencies. Both grassland communities also support a large
population of thread-leaved brodiaea. Ninety-five percent (2.16 acres) of the pre-existing
thread-leaved brodiaea population will remain preserved in place and five percent (0.11
acre) will be translocated from the development activities on-site. The native grassland
community supports both the translocated thread-leaved brodiaea as well as a large
portion of the remaining population within the open space preserve area.
3.2.2 Sensitive Plants
Two sensitive plants were observed on-site: thread-leaved brodiaea and California
adolphia.
Thread-leaved brodiaea, a state endangered and a federal threatened species, is a
perennial flower typically occurring on hillsides or valleys in grassland communities with
clay, loamy sand, or alkaline silty-clay soils (USFWS 1994). It is present within the non-
native grassland on-site covering a total of 2.16 acres of thread-leaved brodiaea. Based
on the 2005 vegetation survey, a conservative estimate of thread-leaved brodiaea is
7,534,844 corms.
California adolphia, a CNPS List 2 species (CNPS 2001), is a xeric shrub occurring in
Diegan coastal sage scrub, often associated with California buckwheat and California
sagebrush. It is generally found in habitats in which the shrubs have reached a height of
four to five feet. This species is located within the large slope of coastal sage scrub in
Letterbox Canyon and within one isolated patch above the southwestern most side
drainage.
3.2.3 Sensitive Wildlife
The coastal California gnatcatcher, a federally listed threatened species, was not
observed during focused surveys conducted in July 1998. One pair was observed
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Long-Term Management Plan for Fox-Miller Property Open Space
foraging throughout the coastal sage scrub in Letterbox Canyon during focused surveys
conducted in December, 2000 and January, 2001 (Figure 3).
A pair of white-tailed kites, a California fully protected species, was observed foraging
over the non-native grassland on-site during all three coastal California gnatcatcher
surveys. One kite was observed landing on a blue elderberry on-site and this species
has some potential to nest on-site.
Northern harrier and Cooper's hawk, both California species of special concern, were
observed flying from Letterbox Canyon. Red-tailed hawk and American kestrel were also
observed flying over the project site. The raptors were actively foraging, with one bird
observed carrying a rodent in its talons. Both the federal and California governments
protect active raptor nests. There is a potential that raptors are nesting either on-site or
in the larger trees on the adjacent property.
A pair of least Bell's vireo and an active nest were located within a white alder tree
(Alnus rliombifolia) on the manufactured slope at the base of the grassy area at the
boundary between Taylor-Made and Fox-Miller property. The least Bell's vireo is listed
as federally and state endangered.
4.0 [Habitat l\/lanagement
The focus of this LTMP is to preserve and maintain the habitat preserved in open space.
This habitat will be set aside to protect the thread-leaved brodiaea, coastal California
gnatcatcher, and all other sensitive plant and animal species present in the open space.
This open space will be managed and protected in perpetuity as defined by the LTMP;
following completion of the five-year habitat creation and restoration detailed in the
HRMP.
Habitats within the open space include the Diegan coastal sage scrub, non-native
grasslands, native grasslands, and southern willow scrub. Maintaining the thread-leaved
brodiaea population is the primary focus of long-term management of the open space.
The open space preserve area includes the following vegetation communities: Diegan
coastal sage scrub (5.32 acres), valley needlegrass grassland (4.79 acres), non-native
grassland (7.70 acres), and southern willow scrub (0.30 acre). Ninety-five percent (2.16
acres) of the pre-existing thread-leaved brodiaea population will remain preserved in
place and five percent (0.11 acre) will be translocated from the development activities
on-site. The native grassland community supports both the translocated thread-leaved
brodiaea as well as a large portion of the remaining population within the open space
preserve area.
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Image Source: Copyright 2004 AirPhotoUSA, LLC, All Rights Reserved (flown April 2004)
Project boundary
X / A Project impacts
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Vegetation Communities
Diegan coastal sage scrub
•• Valley needlegrass grassland
I I Non-native grassland
I I Disturbed-ECR ROW
I I Developed
Jurisdictional USACE/CDFG Areas
Jurisdictional waters
Wetland
Sensitive Species o Feef 300
Thread-leaved brodiaea
M:\iobs\3028b\gis\gls rev\mltigation.apr figS (letter) 06/28/05"
California adolphia
% Coastal California gnatcatcher
(2000/2001 observation)
® Least Bell's vireo
FIGURE 3
Existing Biological Resource
and Project Impact
Long-Term Management Plan for Fox-Miller Property Open Space
4.1 Guidelines for Long-Term Management
The open space will be conserved in perpetuity, and therefore the monitoring needs of
this open space may change over time, given a variety of conditions that may occur
(climate, fire, surrounding development). An adaptive management approach will allow
for the goals of the LTMP to be achieved with changing circumstances.
Since long-term habitat management practices may be changed over time to fit the
needs of the resource being protected, several key points should be considered when
adapting management protocols. These factors include:
• Compatibility. Regional habitat planning requires a regional and subregional
approach. Future modifications to this LTMP should incorporate relevant information
from regional planning efforts to the maximum extent possible to achieve
compatibility.
• Flexibility. All plans should be specific enough to afford adequate protection for their
respective habitats. However, the plans must also be flexible enough to allow for any
potential future changes in habitat management efforts and activities.
• Cooperation. All plans should require habitat management to be executed in
cooperation with other plans' efforts in the region.
• Communication. All active PMs in the region should meet at regular intervals to
discuss common problems and solutions. Such activity will facilitate the sharing of
biological information, habitat management successes and failures, and coordination
with the sheriff and fire departments.
4.2 Prohibited and Compatible Uses Within the
Open Space
4.2.1 Prohibited Uses
Within the open space, the following shall be prohibited:
• Grading or excavation;
• Placement of soil, sand, rock, gravel, or any other material;
• Clearing of vegetation; construction, erection, or placement of any building or
structure;
• Vehicular activities, except on the existing paved road;
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Long-Term Management Plan for Fox-Miller Property Open Space
• Trash or hazardous waste dumping;
• Use for any purpose other than open space; and
• Unauthorized hiking and equestrian activities.
4.2.2 Compatible Uses
To limit impacts to the open space, activities within the open space will be authorized by
the PM and restricted to:
• Habitat management activities identified in this plan.
• Wildlife monitoring surveys conducted as part of the annual status reviews.
• Emergency response by the PM and the appropriate agencies in case of fires,
floods, earthquakes, or other natural disasters.
All activities within the open space will be conducted in accordance with the applicable
impact avoidance and reduction measures identified herein:
• All activities authorized by the PM must be conducted to avoid take of listed species
or must be covered by their own permits.
All activities authorized by the PM must be consistent with the goals and objectives of
this LTMP.
4.3 General Open Space Management
Management of the open space will include ensuring that the native vegetation
communities remain in a high-quality native state and that any non-native grasslands
are maintained in such a way as to minimize encroachment into the native communities.
General habitat conditions will be noted during each monitoring visit by the PM. A
formal vegetation mapping effort will be performed at a minimum of every five years to
assess open space conditions. Mapping will be digitized and entered into a geographic
information system (GIS) database to analyze trends and/or changes in community
shape, size, or composition over time. All data will be presented to the agencies and
remedial actions, if necessary, developed.
Existing exotic dominated areas and future disturbances may warrant restoration or
revegetation, as determined by the PM and the agencies. Should future revegetation be
warranted, a revegetation plan would be proposed by the PM in the annual report, for
approval by the agencies. Revegetation may consist of weed control, seeding, and/or
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Long-Term Management Plan for Fox-Miller Property Open Space
planting. The PM should collected seed from native plant species occurring in the open
for plant propagation or seed stock for any needed revegetation in the open-space.
In the event of any manufactured slope failures, the property owner is responsible for
restoration both of the slope and of the habitat existing on the slope prior to the failure.
4.4 Sensitive Species Management
4.4.1 Thread-leaved Brodiaea
Long-term management will be required to ensure that there is not a decrease in the
existing population size and that there is a long-term sustainability of this species at this
location. Thread-leaved brodiaea will be monitored (i.e., delineate population
boundaries, measure density, and assess condition and degree of disturbance to
habitat) annually to be consistent with Appendix A.S of MHCP Volume III. Management
will focus on the following:
• Monthly site visits will be made to the open space preserve to check the integrity of
the fence and identify any illegal/unauthorized activities within the preserve or any
other threats to the habitat. All incidental data relevant to the thread-leaved brodiaea
and the open space areas will be identified and recorded.
• An annual site inspection will be conducted to assess the condition of the thread-
leaved brodiaea population and habitat during blooming season (March - June).
• Beginning the year after the PM takes responsibility for site management and every
year to follow, the PM will monitor the thread-leaved brodiaea area (approximately
2.16 acres) by conducting five 50-meter long transects to assess coverage by non-
native species, the distribution of thread-leaved brodiaea, the distribution of native
plant species, and the overall composition and structure of the plant community.
Along each transect, a one-meter square quadrat will be placed at five-meter
intervals for a total of 10 quadrats per transect or 50 quadrats within the open space
preserve area. Percent cover for each species encountered within each quadrat will
be recorded. Sampling will be conducted from March through June, during the peak
blooming period of the thread-leaved brodiaea on-site. If possible, the PM will collect
data along the same transects established as part of the HRMP. Transect results will
be included in the annual report and will not be provided in a stand-alone report.
• if a population decline is identified the PM will consult with the agencies to determine
potential factors and develop remedial actions, if necessary.
4.4.2 Coastal California Gnatcatcher
The City's HMP does not identify this site as a major population area for the coastal
California gnatcatcher. However, given their presence on the site, the open space will be
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Long-Term Management Plan for Fox-Miller Property Open Space
maintained in such a way as to maximize the potential for the continued use by this
sensitive bird species. Coastal California gnatcatchers will be monitored (i.e., map
general distribution, measure abundance/number of pairs, and assess condition and
degree of disturbance to habitat) annually to be consistent with Appendix A.3 of MHCP
Volume III.
• The open space preserve area within the remaining portion of Letterbox Canyon will
include the preservation of and additional creation/restoration of Diegan coastal
sage scrub of a composition to provide habitat for the coastal California gnatcatcher,
as identified in the HRMP. Long-term management for this species will include
annual inspection of the Diegan coastal sage scrub area to ensure the vegetation
community continues to provide high-quality habitat for this species.
• Baseline surveys for this species will be conducted during the first year and
conducted every year to determine whether the species continues to be a resident
on the site. Surveys will be conducted in accordance with the protocols detailed in
Section 3 of the Final MHCP, Volume III (SANDAG 2003), which states the
following: "Surveyors will establish systematic survey routes through patches of
suitable habitat, such that the suitable habitat is completely covered. Survey routes
should be varied relative to time of day between visits. The surveyors will visit these
patches three times during January through mid-March each year, with at least a
seven-day interval between site visits. Taped vocalizations will be used, as needed.
The number of gnatcatcher pairs will be recorded, and notes will be taken on the
condition of the habitat (e.g., level of vehicular disturbance, trampling of habitat,
relative abundance of exotic species, trash, erosion, drainage conditions, etc.). See
an example field data from in Appendix C.2. Management actions to control or
reduce habitat disturbance will be monitored for effectiveness. The observer should
be skilled in identification, including knowledge of the songs and calls of birds.
Surveys should begin within 1 hour after sunrise and end by noon. Surveys should
not be conducted under extreme conditions, i.e., during heavy rains or when the
temperature is >95°F or <40°F or with winds >10 miles per hour (mph)."
• Monthly site visits and annual inspections and assessments will be made to the open
space preserve and all incidental data relevant to all sensitive species within the
open space areas will be identified and recorded.
• If these species are not detected at any point within the monitoring activities and
inspections, the PM, with consultation from the agencies, shall implement adaptive
management strategies in an attempt to identify potential remedial actions that might
result in the recolonization of these species to the site.
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4.4.3 Least Bell's Vireo and Cooper's Hawk
The City's HMP does not identify this site as a major population area for the least Bell's
vireo. However, given their observation and the observation of Cooper's hawk on the
site, the open space will be maintained in such a way as to maximize the potential for
the continued use by these sensitive bird species. These Carisbad HMP covered
species will be monitored (i.e., map nest sites, census number of pairs, and assess
condition and degree of disturbance to habitat) annually to be consistent with
Appendix A.3 of MHCP Volume III.
• Implementation of the HRMP should provide a larger and higher quality habitat area
for the least Bell's vireo in the form of the 0.30-acre southern willow scrub.
Management for this species will include annual inspection of the southern willow
scrub area to ensure the vegetation community continues to provide high-quality
habitat for this species.
• Baseline surveys for both species will be conducted during the first year and
conducted every year to determine whether the species is a resident on the site.
Surveys will be conducted in accordance with the protocols detailed in Section 3 of
the Final MHCP, Volume III (SANDAG 2003), which states the following: "Surveyors
will establish systematic survey routes through patches of suitable habitat, such that
the suitable habitat is completely covered. Survey routes should be varied relative to
time of day between visits. The surveyors will visit these patches three times during
April through June, with at least a 7-day interval between site visits. Taped
vocalizations will be used, as needed. The number of pairs will be recorded, and
notes will be taken on the condition of the habitat (e.g., level of vehicular
disturbance, trampling of habitat, relative abundance of exotic species, trash,
erosion, drainage conditions, etc.). See an example field data from in Appendix C.2.
The observer should be skilled in identification, including knowledge of the songs
and calls of birds. Surveys should begin within 1 hour after sunrise and end by noon.
Surveys should not be conducted under extreme conditions, i.e., during heavy rains
or when the temperature is >95°F or <40°F or with winds >10 miles per hour (mph).
Conditions and degree of disturbance to the habitat will be recorded, and
management actions to control or reduce habitat disturbance will be monitored for
effectiveness."
Monthly site visits and annual inspections and assessments will be made to the open
space preserve and all incidental data relevant to all sensitive species within the
open space areas will be identified and recorded.
If these species are not detected at any point within the monitoring activities and
inspections, the PM, with consultation from the agencies, shall implement adaptive
management strategies in an attempt to identify potential remedial actions that might
result in the recolonization of these species to the site.
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Long-Term Management Plan for Fox-Miller Property Open Space
4.5 Exotic Invasive Species Management
A weeding program will be implemented and will follow the guidelines described below.
A diligent weeding program is a necessary component for the long-term management
goals described in this plan. Adaptive management strategies must quickly address
control of newly dominant non-native species. Frequent site visits are necessary
throughout the year to assess the extent of non-native plants present and to determine
whether changes are needed in the strategy being used or the intensity of non-native
plant removal efforts. To be most effective, non-native plant removal requires control of
weeds prior to flowering and seed development. Removal of non-native plants by hand
may be required around sensitive species, such as thread-leaved brodiaea, and small
populations of herbaceous natives. Herbaceous annuals, which may be locally rare
because of non-native plant competition, may need population augmentation and careful
hand removal of non-natives to ensure expansion of native plant species. Control of
exotic plant species will include:
• Management of the open space preserve will include a target of maintaining cover of
non-native annual grasses and herbs (such as brome grass or filaree) at or below
five percent and zero percent cover of species listed by the California Invasive Plant
Council (Cal-IPC) list of "Exotic Pest Plants of Greatest Ecological Concern," with
the exception of brome grasses (Cal-IPC 1999).
• Areas where exotics removal will be focused will be identified during the initial
baseline vegetation mapping of the open space preserve area. To be conducted
within the first year.
• The majority of exotic species will be removed by hand or mechanical weed cutters,
or with low persistence herbicides (e.g., glyphosate) by maintenance workers
familiar with and trained to distinguish weeds from native species. Weeds will be
killed or removed before seed sets. Herbicide application will only be done in
consultation with the agencies prior to initiating this approach. Appropriate weed
control measures will be implemented under the direction of the PM.
• Exotic species of concern include those included on Table 9 of the HRMP (RECON
2005). These plants are exotic species of particular concern for maintaining native
open space habitats and will be monitored to maintaining cover of non-native annual
grasses and herbs (such as brome grass or filaree) at or below five percent and zero
percent cover of all other species listed in the table. The PM shall add plants to this
list of exotics if it can be shown the species is having a negative impact on the open
space.
• Monitoring for exotic invasive species shall be conducted quarterly each year with
weeding to occur once a year. The timing of the weeding should occur after the
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Long-Term Management Plan for Fox-Miller Property Open Space
previous year's seeds have germinated but prior to the current year's weed
population setting seed.
If herbicides are used on-site, the following guidelines will be followed:
• The herbicides will be limited to widely accepted brands.
• The herbicides should be biodegradable.
• The minimum amount required to be effective will be used.
• Applications need to be done at the appropriate time of year to maximize efficiency,
as described by the manufacturer.
• Applications must be focused on the target species, avoiding impacts to native
vegetation.
• Areas treated shall be posted with signs warning of the presence of herbicides.
• Herbicide application may only be conducted by licensed personnel.
All applications must avoid take of listed species. The PM is responsible for all the
necessary permitting required for exotic plant species removal.
4.6 other General Habitat Management Issues
4.6.1 Public Awareness
The long-term success of the open space and the concept of habitat protection are
partially dependent on the open space's acceptance by local community residents and
businesses that occupy the future Fox-Miller Property development area as a valuable
amenity and resource. A sense of propriety in natural open space by the local
community causes residents and businesses to become interested and protective of the
resource. Consequently, residents and businesses will not only refrain from disturbing
the resource but also inform others of its importance. This will limit vandalism and
unauthorized activities from occurring within the open space. By becoming stewards of
the open space areas, community members provide a valuable service to the PM, as
their vigilance affords protection to the area when the PM is not present.
It is the PM's responsibility to work with the community where appropriate and take
steps to maintain a positive working relationship between the community and the habitat
management program. The following steps should be taken to facilitate both public
awareness of the open space and coordination between the PMs of other properties.
RECON Page 17
Long-Term Management Plan for Fox-Miller Property Open Space
The PM shall design and install signage where appropriate. The signage should
indicate that the open space is an ecological area for sensitive resources and
trespassing is not allowed. The signage should include a section to post notices on
such topics as herbicide use dates, rattlesnake warnings, the PM contact
information, and other items of concern.
The PM shall, when working on-site, answer questions and explain the open space
to local residents and businesses initiating inquiries.
• The PM shall include in the above methods, as he/she sees most appropriate,
education on the sensitive species in the open space and shall emphasize the
importance of not collecting sensitive species.
• An annual newsletter will be produced that describes the sensitive resources, the
need for the community to preserve the resources, and to explain how to avoid
indirect impacts to the resources from exotic plant and pest species associated with
adjacent landscaped areas. The newsletter will be provided annually to the future
businesses in the Fox-Miller Property development area and adjacent businesses,
such as Taylor-Made Golf.
• The PM will report persistent and chronic problems related to human or exotic
species encroachment to the City of Carisbad.
4.6.2 Trash
The PM shall be responsible for the general cleanliness of the open space and should
be monitored regularly to any illegal dumping of trash or increase in general litter from
the adjacent development. Monthly visits to the site will identify any areas of concern.
Trash removal will occur quarterly.
4.6.3 Recreational Use and Trespassing
Recreation use is prevalent throughout the undeveloped open space areas of the city of
Carlsbad, including pedestrian, bicycle, and motorized vehicles. The PM shall regulariy
survey for and report any unauthorized trespassing to the City of Carisbad Police
Department. Eight 'No Trespassing' signs will be placed at appropriate intervals along
the interface between the development and open space areas. These will be inspected
during the monthly visits and replaced as necessary.
4.6.4 Feral Cats and Dogs
As this will be a commercial development, a direct increase in domesticated pets to the
open space area is not expected once the buildings are occupied. However, given the
RECON Page 18
Long-Term Management Plan for Fox-Miller Property Open Space
proximity to residential development in the vicinity, there is a potential for uncontrolled
and feral dogs and cats to be present which can predate on native wildlife species. The
following additional steps shall be taken to prevent the predation of native species by
dogs and cats.
• By posting the appropriate signage, the PM shall discourage the use of the open
space by hikers and their pets and inform them of the potential impacts by
uncontrolled pets on native habitats.
• The annual newsletter will describe the potential impacts of domesticated and feral
pets on the native sensitive resources. This description should also discourage the
staff from creating feeding stations around the buildings for the purposes of feeding
feral dogs or cats that might be present. This will encourage the persistence of these
animals and would serve to attract others to the site.
• The PM shall report to the City and the owner if persistent and chronic problems in
the open space from particular uncontrolled pets occur.
4.6.5 Lighting
Any additional lighting required within the development shall be directed away from the
open space and/or shielded appropriately to avoid increasing the nighttime light input
into the open space.
4.6.6 Fencing/Barriers
As part of the implementation of the HRMP, the owner will install a permanent four-foot
chain-link fence along the interface of the open space and development to protect
revegetation work and the open space from vandalism, as approved by the agencies
(Figure 4). This will include access gates for the purpose of maintenance and monitoring
of the open space to be installed as necessary. All gates will remain locked except while
construction or maintenance personnel are on-site. Project signs will be placed on the
fence at locations where unauthorized entry is most likely. Along public rights-of-way,
signage shall occur no less than every 1,000 feet. Signs bolted to the fence will provide
notice that the area is an ecological open space, that trespassing is prohibited, and cite
penalties for trespass violation, including liability for repair of any damage within the
fenced area such as disturbance of soil or vegetation. Signs will also identify a contact
for additional information.
In coordination with the owners of adjacent projects, the following will be implemented to
prevent the degradation of the habitat in the open space and adjacent to the open
space:
RECON Page 19
Image Source: Copyright 2004 AirPhotoUSA, LLC, All Rights Reserved (flown April 2004)
Proied boundary
Chain link fence
Development Area
Open space
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RECON
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FIGURE 4
Permanent Fencing Plan
Long-Term Management Plan for Fox-Miller Property Open Space
The PM will monitor the fencing and barriers during monthly visits to the open
space area. The PM will determine any need for additional temporary fencing based
on site conditions. Any additional fencing needs will be discussed with the agencies
prior to installation.
Any breaches to the permanent fencing will be identified during the monthly visits
and repaired by the PM as necessary.
If an area has chronic fence issues, the PM will consult with the agencies and the
Property Owner's Associate (POA) to determine other appropriate measures.
4.6.7 Poaching/Collecting
Removal of any natural resource from the open space—e.g., plants, animals, rocks,
fossils, minerals—is prohibited. Anyone attempting to take such things shall be informed
of the policy by the PM, in a non-confrontational manner. The annual newsletter will also
address this issue. Signage will include language warning of the legal consequences of
removing any natural resources. The PM shall report any confrontational situations and
any chronic offenders to the City police.
The PM, at his/her discretion, may allow cuttings only for revegetation of areas within
the open space that are disturbed by vandalism, erosion, or fire. Any such cuttings shall
be taken only by the PM, under his/her supervision, or under a written agreement
specifying amounts and localities of collectible materials. These cuttings will be limited
to what is necessary to the habitat management effort and will not seriously deplete the
existing vegetation.
5.0 Monitoring Schedule
5.1 General Open Space Monitoring
Monitoring for general open space will occur on the following schedule:
• A baseline sun/ey will be conducted within the first year to map the vegetation
communities within the open space areas. This will be done in digital format
(geographic information system; GIS) and documented in tables.
• Monthly inspections and assessments will be made to the site to ensure that all
fences and signs are intact and the general site condition is favorable and to record
the status and condition of the native and non-native resources on-site. Any
RECON Page 21
Long-Term Management Plan for Fox-Miller Property Open Space
necessary remedial actions required to maintain the open space will be made at this
time.
• An aerial photograph will be purchased annually to aid in the ongoing patrolling and
monitoring efforts and for the purposes of documenting changes or problem areas.
5.2 Thread-Leaved Brodiaea Monitoring
An annual site inspection will be conducted every year to assess the condition of the
thread-leaved brodiaea population and habitat.
Beginning the year after the PM takes control of the site and every year following that,
the PM will monitor the thread-leaved brodiaea area (approximately 2.16 acres) by
conducting five 50-meter-long transects to assess coverage by non-native species, the
distribution of thread-leaved brodiaea the distribution of native plant species, and the
overall composition and structure of the plant community. Along each transect, a one-
meter square quadrat will be placed at five-meter intervals for a total of 10 quadrats per
transect or 50 quadrats within the open space preserve area. Percent cover for each
species encountered within each quadrat will be recorded. Sampling will be conducted
March through June, during the bloom period of the thread-leaved brodiaea. If possible,
the PM will collect .data along the same transects established as part of the HRMP.
Transect results will be included in the annual report and will not be provided in a stand-
alone report.
5.3 Sensitive Wildlife Monitoring
Coastal California gnatcatcher, least Bell's vireo, and Cooper's hawk surveys will be
updated every year. USFWS protocol will not be implemented, but surveys will be
compliant with the protocols outlined in the MHCP. Results will be included in the annual
report and will not be provided in a stand-alone report.
6.0 Reporting/Status Reviews
Monthly visits will be documented by keeping a monitoring log of site conditions.
Annually, in conjunction with the sensitive species surveys, the PM will prepare a report
describing the habitat conditions and species' occurrence in open space. This annual
report will include the following:
• An aerial photograph of the open space will be purchased every year and included in
the report.
RECON Page22
Long-Term Management Plan for Fox-Miller Property Open Space
• A description of swveys for thread-leaved brodiaea conducted by the PM.
• A map showing the locations of MHCP/HMP covered species and other sensitive
species observed in surveys.
• A description of how each observed MHCP/HMP covered species and other
observed sensitive species was using the habitat.
• A monitoring report for each thread-leaved brodiaea survey. Each report will include:
• A description of the methods used in each survey,
• A description of habitat conditions at the time of the survey,
• A description of locations and the approximate numbers of thread-leaved
brodiaea observed.
• Any comments by the PM regarding the notable absence or presence of California
gnatcatchers or least Bell's Vireo.
• A list of all wildlife species using the open space and the general abundance of each
species.
• A summary report on enhancement activities (if any). All site visit logs and data
collected during the updated baseline surveys will be included as an appendix.
• A summary of all relevant management actions taken throughout the year, including
but not limited to:
• A report on implementation and evaluation of the effectiveness of the exotic
species eradication program, including:
o A graphic representation of locations and extent of exotic species locations
(with the exception of non-native grasses or forbs);
o A discussion of all on-site measures undertaken to remove exotic species
during the year, a comparison of those efforts to actions undertaken in
previous years and identification of measures to be periormed in the
following year.
o Before and after control measure implementation photographs.
• A report on implementation and evaluation of the effectiveness of the
access/fencing control measures.
• A report on seed collection and areas requiring cuttings or seeding.
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Long-Term Management Plan for Fox-Miller Property Open Space
• A description of the habitat conditions observed in the plan area, including a
discussion of any signs of habitat degradation or notable presence or absence of
MHCP/HMP covered species or any other sensitive species.
• A discussion of potential reasons for any signs of habitat degradation or notable
absence of covered species in the plan area.
• A discussion of any management problems encountered within the report period,
including maps indicating cumulative areas of disturbance, trespass, dumping,
fire, and other such activities.
• A description of the existing conditions of the open space for that year, including
vegetation sampling results, wildlife use, and a summary of sensitive species
observations with documentation and maps of sensitive species locations.
• Photographs illustrating open space conditions and any other issues relative to
funding for open space management.
• A list of names, titles, and companies of all persons who prepared the content of
the annual report and participated in monitoring activities.
All annual reports will be submitted to the agencies by December 31 of each year.
Copies of all annual reports shall be maintained in the PM's file.
7.0 Remedial/Contingency Actions
This plan assumes that adaptive management decisions will need to be made and
identifies remedial/contingency actions as an LTMP category. Qualifying measures must
be approved by the PM and agencies and include:
• Addition of materials to open space to attract covered species and provide additional
types of sheltering habitat.
• Surveys in open space for species that become listed but are not covered species.
Remedial and adaptive management measures based on status review reporting.
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V
Long-Term Management Plan for Fox-Miller Property Open Space
8.0 References Cited
California IPC
1999 The Cal-IPC List: Invasive Pest Plants of Greatest Concern in California.
California Native Plant Society (CNPS)
2001 Inventory of Rare and Endangered Plants of California. 6th ed. Rare Plant
Scientific Advisory Committee, D. P. Tibor, Convening Editor. California Native
Plant Society. Sacramento.
Carisbad, City of
1999 Habitat Management Plan for Natural Communities in the City of Carisbad.
Helix Community Conservancy
2005 Property Analysis Record, Fox-Miller Open Space Easement. November.
RECON
2005 Revised Habitat Restoration and Mitigation Plan for Diegan Coastal Sage
Scrub, Valley Needlegrass, with Thread-Leaved Brodiaea, and Southern
Willow Scrub Wetland for the Fox Property Carisbad, California. September 1.
San Diego Association of Governments (SANDAG)
1998 So/7 Series GIS data. Data digitized from U.S.D.A. - 1973, Soil Survey, San
Diego Area. Obtained from <http://www.sandag.org/resources/maps_and_gis/
gis_downloads/senlu.asp>.
2003 MHCP Biological Monitoring and Management Plan. March.
U.S. Department of Agriculture
1973 Soil Sun/ey, San Diego Area, California. Edited by Roy H. Bowman. Soil
Conservation Service and Forest Service. December.
U.S. Fish and Wildlife Sen/ice (USFWS)
1994 Endangered and Threatened Species; Munz's onion, etc. (Four Southwestern
California Plants); Proposed Rule. Federal Register. December 15. 50 CFR
Part 17.
U.S. Geological Survey
1968 San Luis Rey quadrangle 7.5-minute topographic map. Photorevised 1975.
RECON Page 25