HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (105)I
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i BIOLOGICAL FIELD SURVEY UPDATE
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• OCEAN BLUFF CT 93-09
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• MARCH 1995
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I ANITA M. HAYWORTH
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Biological Consultant
10542 Montego Drive/San Diego CA 92124 / (619) 694 0084
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Ocean Bluff Biological Update FiGUey
Carlsbad, California
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BIOLOGICAL FIELD SURVEY UPDATE
OCEAN BLUFF CT 93-09
MARCH 1995
The approval of the Zone 20 Specific Plan, SP 203, and the related Final Program Environmental Impact
Report (PER) EIR 91-03 requires project specific environmental studies, including a biological field
. survey update. The proposed Ocean Bluff project (CT93-09) consists of 108 residential units located on a
31 acre parcel north of the extension of Poinsettia Lane between Alga Road and El Camino Real (Figure
1). The conditions of approval of PEIR 91-03 specified that a biological update letter report shall be
submitted to the Planning Department for review and approval. This letter report was required to rely
upon the baseline biological data provided within the PEIR and was to include:
1. A map of the specific biological resources occurring on the subject property.
2. A description of sensitive species and habitats.
3. An evaluation of potential impacts to these resources as a result of the project
4. Recommended mitigation measures, if any.
An analyses and update of on-site and off-site biological impacts was conducted during the first week of
March, 1995. The analyses and update of previously conducted studies focused on several potential
areas of concern including the following:
The alignment of the proposed northern sewer line offsite.
'Burrowing Owl survey for the Ocean Bluff property.
•"Focused survey of the southwestern corner along the alignment of proposed access road.
"•Focused survey of the northwestern comer to determine habitat type.
* An analysis of the impacts along the alignment of Poinsettia Lane extension,
'California gnatcatcher survey.
BIOLOGICAL BACKGROUND
The PEIR for Zone 20 Specific Plan contained studies and mapping of the biological resources for the
entire 640 acre Zone 20 study area. The PEIR studies incorporated prior reports and updated the analyses
of existing conditions. As a result of the PEIR studies, several areas within the Zone 20 area were
recommended to be set aside as biological open space to mitigate biological impacts. The PEIR mitigation
map is included as Figure 2. The proposed project is consistent with and does not inhibit the
implementation of the mitigation measures discussed in the PEIR.
PROJECT ANALYSES
Northern Off Site Sewer Line Ali)epiineiit;
A survey of the proposed northern sewer alignment was conducted on September 8, 1993. The site was
revisited on March 2, 1995. The alignment and approximately 100 feet on either side of the line were
surveyed on both occasions (Figure 3).
The habitat adjacent to the proposed alignment consists of mixed chaparral. This agrees with the
vegetation mapping from the certified EIR 83-8 (Carlsbad Land Investors) for the Cobblestone Sea
Village project and the RECON study #R-1842 for the Ocean Bluff Property. Although the EIR was done
ten years ago and the RECON study is nearly five years old, the habitat has not changed since the
biological surveys were conducted. Plant species occurring in the vicinity of the proposed pipeline
include:
Anita M.Hayworth
Biological Consultant
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Ocean Bluff Biological Update Fi
Carlsbad, California
*chamise (4 denostomafasciculatum)
*coast white lilac (Ceanothus verrucosus)
*yerba santa (Eriodictyon crassifolium)
*flat-top buckwheat (Eriogonumfasciculatum ssp. fasciculatum)
*toyon (Heterqmeles arbutifolia)
*lemonadebeiry (ftfou integrifolia)
*laurel sumac (Malosma laurina)
*black sage (Sa/v/a melliferd)
*mohave yucca (7ttcco schidigera).
No species listed as threatened or endangered by the state or federal resource agencies were observed
along the sewer line alignment The coast white lilac, a sensitive species, is scattered within the mixed
chaparral habitat on the Cobblestone Sea Village property as indicated in the vegetation map for the
project Coast white lilac is on List 2 of the California Native Plant Society but is not listed by the state or
federal agencies. This list includes species that are rare, threatened or endangered in California, but are
more common elsewhere. The R-E-D (Rarity-Endangerment-Distribution) code for the coast white lilac is
1-2-1. This indicates that although the species is rare it is found in sufficient numbers to preclude
extinction, it is endangered in a portion of its range, and it is widespread outside California.
Extension Of Poinsettia Lane From Alga Road:
An updated field survey of the extension of Poinsettia Lane from Alga Road to Black Rail Road was
conducted on March 2, 1995. The survey included analyses of biological habitat located 100 feet on
either side of the roadway limits. The original PEIR evaluated two alternative alignments along an
approximate 4,200 stretch of Poinsettia Lane within Zone 20. The northernmost alignment was identified
in the PEIR as the City's preferred alignment The tentative map for Ocean Bluff incorporates the
northernmost alignment This alignment consists of a 2800 foot segment between Alga Road and Black
Rail Road
The proposed alignment was reviewed in three separate segments for the purposes of this study (Figure 4).
The first segment extends westerly approximately 1200 feet from Black Rail Road. This alignment
follows closely along agricultural roads and areas used for greenhouse and field crop purposes. One small
patch of Disturbed Coastal Sage Scrub (DCS) exists along the alignment The remaining habitat consists
of either agricultural fields or dirt roadways. Most of this area has been disturbed by illegal dumping,
agricultural use and related traffic in the recent past
Segment two is a stretch of approximately 1000 feet in length that traverses the edge of a canyon. This
area, as previously identified in the PEIR, was found to consist of Southern Mixed Chaparral and
Disturbed Coastal Sage Brush. This segment was also analyzed for potential California gnatcatcher
presence, as discussed later in this letter update.
Segment three is a stretch of approximately 600 feet in length that terminates at the existing intersection
of Alga Road and Poinsettia Lane. The PEIR identified this area as active agriculture. This field survey
concludes that the area is still in active agricultural use. There are no rare, sensitive or endangered plant
species located in this area.
Anita MHayworth
Biological Consultant
Carlsbad, CflMlfcniia
r o'** Ocean Bluff Biological Update FielMurvey
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Focused Survey OfThe Northwestern Corner
A site visit was originally made to the Ocean Bluff Partners property on November 8, 1993. An update
visit was conducted on March 2,1995.
The northwestern corner of the property, consisting of approximately 3 acres, was visited to determine
the habitat type and the quality of the habitat (Figure 5).
-The northwestern corner consists of a wide, steep-sided ravine that was recently burned as a part of a
larger brush fire. It is anticipated that the fire damaged area will naturally reestablish previous plant
community types and qualities.
The sides of the ravine are severely eroded in some areas however, there is some vegetation present in
most areas. The northern part of the ravine is composed of Southern Mixed Chaparral (SMC). The
vegetation is relatively diverse, of high cover value, and fairly typical for this habitat type. This habitat is
typified by plant species such as:
"laurel saroac(Malosma laurina)
"lemonadeberry (Rhus integrifolia)
"wart-stemmed ceanothus (Ceanothus verrucosus)
"scrub oak (Quercus dumosa)
"mission manzanita (Xylococcus bicolor)
"toyon (Heteromeles arbutifolia)
A small pocket of chamise chaparral is contained within thi$ area which is composed entirely of chamise
(A denostomafasciculatum).
The flat, open bottom of the ravine and a portion of its eastern edge is disturbed habitat This area
contains some scattered SMC shrubs such as laurel sumac, but it is highly dominated by weedy, invasive
non-native species such as:
"mustard species (Brassica sp.)
"non-native grasses
"pampasgrass (Cortaderiajubata)
E A large stand of yerba santa (Eriodictyon crassifolium) is also present in this area and is dominant in
some cases.
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A small part of the slope of the ravine adjacent to the eastern edge of the disturbed area is composed of
scattered SMC shrubs. This area contains few shrubs and provides low vegetative cover. The southern
edge of the ravine is composed of disturbed southern mixed chaparral. The vegetation is disturbed due to
the erosion. The shrub cover and diversity of species is lower than in the northern part of the ravine.
Focused Survey OfThe Southwestern Comer
A site visit was made to the Ocean Bluff Partners property on November 8,1993. The site was revisited
on March 2,1995.
The property adjacent to the southwestern comer was visited to determine the habitat type and quality. A
small amount of grading on this adjacent property will be required for the development of the Ocean Bluff
property as currently designed.
AnhaM. Hayworth
Biological Consultant
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Ocean Bluff Biological Update
Carlsbad, California
There is a small stand of Eucalyptus trees at the corner of the adjacent property (Figure 6). Removal of
this stand of trees would not be a significant impact.
The rest of the adjacent property along the western portion of southern edge of the Ocean Bluff property is
composed of disturbed coastal sage scrub (CSS) habitat Although disturbed by the intrusion of invasive
non-native species such as mustard and tree tobacco (Nicotiana glauca), there are enough typical plant
species to warrant classifying this 1.1 acre area as CSS. Plant species typifying this habitat area include:
"'California sagebrush (Artemisia californica)
"black sage (SaMa meilifera)
"'coyote-bush (Baccharis pilularis)
"laurel sumac (Malosma laurina)
"yerba santa (Eriodictyon crassifolium)
Burrowing Owl Survey
The Burrowing Owl is a California Department of Fish and Game Species of Special Concern. It is also
on the Audubon Society Blue List (Tate, 1986) and is considered to be declining in San Diego County
(Everett, 1979). This owl species is a diurnally active inhabitant of deserts and open grasslands. It
typically perches on fence posts or stands on a mound at the entrance to its nesting burrow. The
Burrowing Owl nests in abandoned rodent burrows by enlarging the opening. The PEIR prepared for the
Zone 20 Specific Plan Project reported that the Burrowing Owl may occur in the fallow fields on-site near
the margins of active fanning areas where there are ground squirrel burrows (Brian F. Mooney
Associates, 1991). However, the owl was not observed on the property during any of the surveys
conducted for the preparation of the PEIR
The PEIR required that all development proposals be evaluated for impacts to the Burrowing Owl.
A site specific survey for the Burrowing Owl (Athene cunicularia) was conducted for the Ocean Bluff
property in February/March 1994. The purpose of this study was to meet the requirement of the certified
PEIR to evaluate the site for the presence of the Burrowing Owl.
The site was revisited in March, 1995. Conditions on site were found to be unchanged and warranted no
further analysis.
Most of the parcel is currently in agricultural use with a small portion of the western part in ruderal
vegetation (Figure 7). A small canyon is located at the northwestern.corner of the property which is
composed of highly disturbed mixed chaparral vegetation. This area is dominated by species such as:
"yerba santa (Eriodictyon crassifolium)
"wart-stemmed ceanothus (Ceanothus verrucosus)
"chamise (A denostomafasciculatum)
"laurel sumac (Malosma laurina)
"non-native grasses
"weeds
A total of three complete surveys of the property were conducted at least one week apart for approximately
two hours each. All areas of the property, especially the edges, were searched for the presence of the owl
or burrows. Surveys were conducted on February 19, 26, and March 4, 1994 in the late afternoon/early
evening when the owl becomes most active. Weather conditions were mild with temperatures in the low
60s, slight wind and overcast skies.
The Burrowing Owl was not observed on site during the course of this survey.
Anita M-Hayworth
Biological Consultant
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Ocean Bluff Biological Update Fi«Sh«ttvey
Carlsbad, California
California Gnatcatcher Survey For Poinsettia Lane
A coastal California gnatcatcher (Polioptila californica California*) survey was conducted along the
proposed alignment of Poinsettia Lane as requited for the Ocean Bluff project The survey consisted of a
presence/ absence survey of two sites, one approximately 3.7 acres izt area and the other, approximately
1.1 acres in area, that would be potentially affected by the construction of the roadway. The part of
Poinsettia Lane for which the Ocean Bluff project will be responsible is the segment from the current
terminus of Poinsettia Lane to the western boundary of the Ocean Bluff Property (approximately 1800
•feet). This segment is proposed to cross a small drainage course that is composed of coastal sage scrub
and southern mixed chaparral habitat
A three visit survey was conducted on the property following the currently accepted protocol of the U.S.
Fish and Wildlife Service and the Scientific Review Panel. Visits were spaced at least one week apart
All areas of Diegan sage scrub vegetation were visited during each survey. The route used to survey the
habitat varied during each visit and was arranged to ensure complete coverage of the habitat Visits were
made oh the following dates in 1995: March 2, 10 and 16. The weather conditions were generally
pleasant and mild. Temperature ranged from 62 degrees F at the start of the survey and reached 67
degrees F by the end of the visits. The winds were relatively low (0-5 MPH) with cloud cover varying
from mostly cloudy to sunny skies. The time of day of each visit was between 9 am. and 11 a.m. (two
hours for each visit). A tape of recorded vocalizations was used in order to elicit responses from the
species, if present Once a gnatcatcher responded, the tape was not used again until far enough away from
it to avoid it responding.
One pair of California gnatcatchers was observed on the property (Figure 8). The pair of gnatcatchers was
observed on the plateau adjacent to the existing dirt road which serves as a continuation of Caminode las
Ondas, as indicated on Figure 8. They were observed carrying nest material to this location. The habitat
at this location is dominated by yerba santa with a high diversity of shrub species in the surrounding area.
No brown-headed cowbirds were observed on the property or in the vicinity.
The Diegan sage scrub habitat located along the proposed alignment varies in quality and showsagns of
past and continuing disturbance. There are two patches of habitat within the drainage courseP^One is
north of the existing dirt road (previously discussed in the Southwestern Corner Survey and thCTfther
patch is south and contiguous with a patch of southern mixed chaparral to the east The northern patch is
very small and shows signs of past disturbance, perhaps from agricultural activities. The habitat is
recovering and is currently dominated by:
^California sagebrush (Artemisia californica)
*coyotebush (Baccharis pilularis)
*deerweed (Lotus scoparivs)
This habitat patch is approximately 1.1 acres in size and will not be directly impacted by the construction
of Poinsettia Lane (Figure 6). Other impacts to this area are discussed in the "Focused Study of the
Southwestern Corner" portion of this report
The southern patch is a long narrow strip along the west slope of a canyon (Figure 4). This patch is
currently occupied by field workers, however, the shrub cover on the slopes has not been disturbed and the
composition is very diverse and dense (approaching 90-100% in spots). This 3.7 acre patch is composed
of:
"California sagebrush (Artemisia californica)
*flat-top buckwheat (Eriogonumfasciculatum ssp. fasciculatum) .
*yerba santa (Eriodictyon crassifolium).
"laurel sumac (Malosma laurina)
AniUM-Hayworth
Biological Comuhant
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Ocean Bluff Biological Update FielMvvey
Carlsbad, California
*wart-stemmed ceanothus (Ceanothus verrucosus)
*Califomia encelia (Encelia californica)
"black sage (Satvia mellifera)
"weedy species such as tree tobacco (Nicotania glauca)
The gnatcatchers found on the site are generally using the flatter areas along the northern portion of this
southern patch. They were observed building a nest in an area dominated by yerba santa, however other
typical coastal sage scrub species are nearby. The slope where the nest is located is less than a 10% grade
with a south facing aspect Overall shrub cover at this location is approximately 60%.
PROJECT IMPACTS AND RECOMMENDED MITIGATION
Northern Off she Sewer Alignment f\] ft
Construction and installation of the northern sewer line will result in a disturbance of mixed chaparral
habitat approximately 75 feet long by 15 feet wide. Although several individuals of the coast white lilac
may be disturbed by the construction of the sewer line, this is not considered a significant impact
MITIGATION:
No mitigation is recommended for impacts which may occur due to the installations of the northern sewer
line.
Extension of Poinsettia Lane From Alga Road:
Approximately 3.0 acres of Coastal Sage habitat would be directly impacted by the proposed alignment of
Poinsettia Lane in the segment two area (Figure 4). The habitat quality in the impacted area varies and
has been disturbed by human activities associated with encampments and illegal dumping. Although, the
habitat area does offer cover and foraging areas for wildlife found in the area, the PER mitigation
mapping indicates that this area will be isolated by Poinsettia Lane on the north, the Aviara development
to the south and continued agricultural uses to the east and west
MITIGATION:
Mitigation measures for impacts resulting from the extension of Poinsettia Lane are discussed in the
qimmary
Focused Survey of the Northwestern Corner / ) $
One sensitive plant species was observed during this focused survey. The wart-stemmed ceanothus,
which occurs in the SMC habitat and the disturbed SMC habitat, is on List 2 of the California Native
Plant Society. This indicates that the species is rare, threatened, or endangered in California but is more
common elsewhere. The species is not listed with the California Department of Fish and Game or the
U.S. Fish and Wildlife Service. Although not listed by the resource agencies, it is recommended that
impacts to this species be avoided as much as possible.
The placement of a desiltation basin within the disturbed habitat of the ravine area would not impact
sensitive habitats, such as coastal sage scrub or SMC, or sensitive species, such as the wart-stemmed
ceanothus.
Anita M-Hayvrorth
Biological Comuttant
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Carlsbad, California
MITIGATION:
The placement of the maintenance road and drain pipe would not create impacts which would require
mitigation.
Focused Survey of the Southwestern Corner
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Removal of a 0.28 acre portion of this 1.1 acre Coastal Sage Scrub habitat is considered an impact that
-needs to be mitigated due to the protected status of the habitat
MITIGATION:
Mitigation could either be in the form of revegetation of a nearby area through the replanting of
manufactured slopes with CSS plant species, or by the purchase of off site mitigation property in
conjunction with the California Department of Fish and Game and the United States Fish and Wildlife
Service 'efforts on the Carlsbad Highlands property. This is probably best accomplished in conjunction
with mitigation for Poinsettia Lane impacts.
Burrowing Owl Survey
The Burrowing Owl was not observed during the surveys of the property. Currently, the property is being
finned, so suitable habitat is not available for nesting. Some ground squirrels were observed on the
property which could provide nesting burrows, however, no owl burrows were observed.
MITIGATION:
Since no Burrowing Owls were observed on the property, the project would result in no impacts to this
species. Therefore, no further studies or mitigation measures are required concerning the Burrowing Owl.
California Gnatcatcher Survey for Poinsettia Lane
It is anticipated that the isolated nature of the habitat and the single pair of gnatcatchers in this area
would permit a take through the 4d rule. This rule permits the take of the gnatcatcher and its habitat from
low quality isolated areas typically in exchange for purchase of equal or better off site habitat The
anuyint of impact and the location of mitigation is generally established at the time final alignment and
grading limits are established.
MITIGATION:
Mitigation for the Coastal Sage Scrub habitat area directly impacted by the Poinsettia Lane extension is
approximately 3 acres in size, however, indirect impacts to the remaining 0.7 acres of Coastal Sage Scrub
should also be mitigated. The total area requiring mitigation is 3.7 acres. This appears to be consistent
with the impacts identified in the PER. Therefore, in light of the feet that the proposed project is
consistent with the PER impact analysis and mitigation recommendations, no additional mitigation is
necessary.
However, in exchange for the proposed take under the 4d rule provisions it is recommended the take of the
isolated single pair of gnatcatchers be mitigated by preserving 3.7 acres of coastal sage habitat within the
high quality, gnatcatcher inhabited coastal sage area found in the Carlsbad Highlands mitigation bank
area (Figure 9).
Anita KLHayvrorth
Biological Consultant
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Ocean Bluff Biological Update Field Survey
Carlsbad, California
OVERALL CONCLUSION
The proposed project's on site and off site impacts would not be considered significant with the
applicant's proposed mitigation through the acquisition of a total of 3.81 acres of Coastal Sage Scrub
habitat within the Carlsbad Highlands mitigation bank area.
In addition to Coastal Sage Scrub mitigation, the applicant is proposing to preserve the Southern
Maritime Chapparal SMC, chamise and wart-stemmed ceanothus habitats found in the northwestern
corner of the site (Figure 5). The preservation of this 1.19 acre habitat is an integral part of the mitigation
measures required in the Program Environmental Impact Report certified as a part of the Zone 20 Specific
Plan.
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i Anita M. Hayworth
Biological Consultant
tAN BLUFF
LOCATION MAP
»-•' T- /'•• >!•*.•
\^ vA'~S • Y&^Sz~^-3&^^^v: \ s-^J
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Anita M. Hayworth
Biological Consultant (619) 694-0084 figure I
LEGEND
Recommended Biological
Open Space
: Recommended CO1 Setback
25% & (*eater Slope
Agr Agriculture (Fallow. Activ* Fietda and Grecnhouaca)
Oil Oisniroed
SMC Southern Mixed Chaparral
CSS Coastal Sage Scrub
DCS Diaturtwd Coastal Sage Scrub
DftS Disturbed Riparian Scrub
Recommended Revegetation Areas ctO Coast Lwe Oak V*xx*and
Ctxti Summer Holly
Eue Eucalyptus
C*9» CalHomi* GiwtcatctMr
Co/T Sand Alter
Otw Orang*-mroat»dvyhipt>jl
Ith NorttMm Ham«r
1) Ashy Spilw-Moea 1 Waatem Dichondn
Wan-Slammed Caanotrua, Engeknarm Oak 4 Aahy gpilie kb_m*
3^ f^^w" Oak. Wart-Stenunad Ceanotrwa, /Engalmaim Oak. Wan-Stanun«d C*anoTIx».SumiMr HoUy i Oranov-Throatad Wniptail
Cobblestone SeaVillage Access Road
4J SumiiMr MoOy a Wart-Stanmwd Caanottua
5) Sunxmr Hot/. Aahy Sp*» Uijai i Sand Aatar
6) SumnMrHoHy4EnoalinannOak
Alternative 'B.'
Co.di-\ Euc
Alternative 'A
SDG&E Easement
(Part of Specific Plan Open Space)
N
L -L.I J Carlsbad Zone 20 Specific Plan
Mitigation Map
bricin F mooney
planning, design & environmental studies figure 2
EIR
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OFF SITF-SEWER ALIGNMEN
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Anita M. Hayworth
Biological Consultant (619) 694-0084 figure 3
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ALIGNMENT STUDY
POINSETTIA LANE
SURVEY AREA
CSS HABITAT
EXTENT OF GRADING
Anita M. Hayworth
Biological Consultant (619) 694-0084 figure 4
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NORTHWESTERN CORPTER
HABITAT STUDY
DISTURBED SOUTHERN MIXED CHAPARRAL
SOUTHERN MIXED CHAPARRAL
CHAMISE CHAPARRAL
DISTURBED HABITAT
SCATTERED CHAPARRAL SHRUBS
EXTENT OF GRADING
Anita M. Hayworth
Biological Consultant (619) 694-0084 figure 5
SOuQiWEST CORNER
HABITAT STUDY
CSS HABITAT
CSS HABITAT IMPACTED 0.28 ac.
Anita M. Hayworth
Biological Consultant (619) 694-0084 figure 6
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Q>CEAN BLUFF
BURROWING OWL SURVEY AREA
I I AOIUOULTURAL FIELD*
II OimmSED eOUTHSRH HHXCO CHAPARRAL
19 SOUTHERN MIXED OHAPAHRAL
• OHAMKE OHAPARDAL
l»»l SOATTBIED eHAMMAI. (CRUH
H DKTURIED
Lj) EXTEMT OF ORADINO
PROPERTY LINE - SURVEY AREA
Anita M. Hayworth
Biological Consultant (619) 694-0084 figure 7
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GNATCATCTER SITING
Anita M. Hayworth
Biological Consultant (619) 694-0084 figure 8
I GNCVCATCHER MITIGA^ON
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Anita M. Hayworth
Biological Consultant (619) 694-0084 figure 9
Anita M. HayvQth O
Biological Consultant
February 27, 1995
Ms. Anne Hysong
Associate Planner
City Of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
Re: Poinsettia Lane Biological Update Letter - Ocean Bluff
Dear Ms. Hysoag,
The certified Program Environmental Impact Report (PEIR) for Zone 20 contains a requirement to
prepare project specific environmental studies, including biological analyses, as a function of tentative
map approvals. The purpose of these studies is to provide a more focused and detailed project level
analysis than was initially identified in the original PEIR.
The Ocean Bluff project level additional environmental studies have been prepared and submitted to
the City, including analysis of the on-site conditions and the A Street connection to Poinsettia Lane.
The City has interpreted that Poinsettia Lane is project requirement and therefore must also be
analyzed.
Since the precise alignment and roadway sections for Poinsettia Lane are not known at this time,
additional studies may be of marginal value since adjustment during engineering design may shift the
area of impact and require more studies at additional cost to the property owner. This would appear
to suggest that an alignment-specific biological study should be deferred to a later date when design
detail is available.
It appears that the intent of the PEIR condition is to insure that accurate environmental studies are
conducted and the appropriate mitigation measures implemented to minimize biological impacts. Until
the engineering plans for Poinsettia Lane have been designed, analysis of the preliminary plans (which
would be based on the PEIR) may not reveal the true biological impacts associated with the future
construction activity.
Based on the current status of the Ocean Bluff project, several factors are known about Poinsettia
Lane:
1. Poinsettia Lane is envisioned as a major, 102' wide Circulation Element roadway,
2. The alignment just east of Alga Road is somewhat fixed due to existing conditions,
3. The subject portion of the preliminary alignment was analyzed for biological impact in the
PEIR and a mitigation program was developed,
4. The Ocean Bluff proposed tentative map alignment is identical to-the PEIR alignment,
5. The precise cut/fill material needed for the roadway and the resultant limits of grading have
not been determined.
6. Approval of the proposed project does not preclude implementation of the PEIR mitigation
plan as shown in Figure 3.4-3 of the PEIR.
10542 Montego Drive / San Diego CA 92124 / (619) 694-0084
o o
Based on the above, it appears reasonable to request that a condition be added to the Ocean Bluff
tentative map that would defer the biological study for the subject portion of the Poinsettia Lane
alignment until the design is refined thereby allowing specific impacts to be fully evaluated before
formulating mitigation measures.
A condition as suggested below would appear to be consistent with the spirit and intent of the
Environmental Mitigation condition as contained in the PEIR for Zone 20:
A qualified biologist shall prepare a biological field survey update based on the
alignment and improvement details for Poinsettia Lane prior to the approval of the
Ocean Bluff Final Map. The update shall be in the form of a letter report. This letter
report shall include, at a minimum, a map of specific biological resources occurring in
the alignment, a description of sensitive species and habitats, an evaluation of potential
impacts to these resources based on the proposed improvement plans, and
recommended mitigation measures, if necessary.
As indicated above, additional information required to fulfill Section 3.4.3.4 of the mitigation
measures is best provided during the preparation of a road alignment design when limits of grading
and other factors can be located and analyzed accurately in the field.
Sincerely,
Anita M. Hay worth
c. Jack Henthorn, Jack Henthorn & Associates
Robert Wineteer, Ocean Bluff Partners
10542 Montego Drive / San Diego CA 92124 / (619) 694-0084
y*
V
September 20,1995
ADDENDUM
BIOLOGICAL FIELD SURVEY UPDATE
for the
OCEAN BLUFF CT 93-09
MARCH 1995
CARLSBAD, CALIFORNIA
• Brush management areas are included within the limits of disturbance evaluated per this report.
• All open space areas proposed for preservation shall be placed into permanent biological open space
easements and offered for dedication to the City of Carlsbad and the California Department of Fish
and Game. The conditions of the easements will not allow any alteration of land form, vegetation
removal or erection of structures, except where it is necessary for the installation of maintenance of
public utilities. If vegetation is disturbed during utility installation or maintenance, those areas will
be revegetated with appropriate species. The conditions for the biological easement should include
permanent right of access for DFG and USFWS personnel, as well as designated representatives of
the HMP management entity to monitor the status of the easement
* The project has been redesigned to elimenate the Northern off-site sewer alignment.
» The project has been redesigned to elimenate the desiltation basin in the Northwest corner.
»• A map delineating areas to be offered for dedication is attached.
Original Mitigation- Measures
* Mitigation for loss of CSS habitat should follow the State of California's Natural Community
Conservation Planning Process (California Department of Fish and Game 1993) and the USFWS 4d
rule for the California gnatcatcher. The City of Carlsbad is currently developing a Habitat
Management Plan for CSS habitat and, thus, coordination with the City should be initiated for any
mitigation plan. A minimum replacement ratio of 1:1 is required for impacts to the lesser quality
CSS habitat Loss of the high quality habitat which is currently occupied by the California
gnatcatcher may require a mitigation ratio of 2:1. The mitigation requirement based on these ratios is
a total of 7.96 acres. The preservation of the 3.0 acre of Chaparral habitat on site, which forms a
contiguous band of habitat on the slopes of the property, will serve as additional mitigation.. Thus
the mitigation proposed for impacts to CSS habitat and its associated subtypes is a total of 10.96
acres.
» Mitigation may be accomplished by: purchase of habitat or mitigation credits off-site, or payment in
fee to the City for purchase of equal or better quality habitat The selection of an off site mitigation
area is subject to the approval by the City of Carlsbad and the resource agencies.
•> The mitigation required for the loss of CSS habitat and impacts to the California gnatcatcher would
also mitigate for the cumulative impacts to the other sensitive plant, bird, reptile, and mammal
species discussed in. section. 1 above.
In summary, mitigation measures as recommended above would reduce the direct, indirect, and
cumulative impacts to a level below significance.