HomeMy WebLinkAboutCT 99-03; Villages of La Costa Greens; Tentative Map (CT) (11)I
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VILLAGES OF LA COSTA
MITIGATION PLAN
July 19, 2002
Preparedfor:
VILLAGES OF LA COSTA
2300AlgaRoad
Carlsbad, California 92009
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Prepared by:
HELIX ENVIRONMENTAL PLANNING, INC.
8100 La Mesa Boulevard, Suite 150
La Mesa, California 91941-6476
JACK HENTHORN & ASSOCIATES
LETTER OF TRANSMITTAL
To: Don Neu
Of: City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
Phone: (760)602-4612
Fax: (760) 602-8559
From: Bryan D. Bennett
Of: Jack Henthorn & Associates
5365 Avenida Encinas, Suite A
Carlsbad, CA 92008
Phone: (760) 438-4090
Fax: (760) 438-0981
Date: 7/25/02 Time: 1:09 PM
RE: La Costa Greens — Mitigation Measure 4.4-5
FORWARDED BY:
0 HAND DELIVERY D U.S. MAIL D FAX D COURIER D PRINTER D PICK-UP
Pages
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1 copy
Description
Transmittal
Letter
Mitigation Plan
COMMENTS:
Enclosed please find the Helix Mitigation Plan for wetland impacts in relation to the La Costa Greens
project. If you have any questions or need any additional information, please feel free to call our office at
(760) 438-4090. Thank you, Bryan
Copies to: Tim O'Grady, Morrow Development
File
Jack Henthorn & Associates
5365 Avenida Enemas, Suite A
Carlsbad, California 92008
(760) 438-4090
Fax (760) 438-0981
June 21,2002
Don Neu
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
Subject: Mitigation Monitoring & Reporting Program, Mitigation Measure #4.4-5
Dear Mr. Neu:
Enclosed please find the Mitigation Plan prepared by Helix Environmental for the
wetland impacts associated with the La Costa Greens project. The enclosed plan includes
information regarding.enhancement/restoration, maintenance and success criteria.
With the delivery of these documents, the requirements for Mitigation Monitoring and
Reporting Program, Mitigation Measure #4.4-5 have been satisfied. If you have further
requirements or if you have any questions, please don't hesitate to call me at (760) 438-4090 ext
104 or e-mail me at bennett(S'jhenthorn.com.
Sincerely,
Bry^g/D. Bennett- ;
Associate Planner
encl. Mitigation Plan
cc: Tim O'Grady - Morrow Development
file - . Document 1
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Villages of La Costa
Mitigation Plan
TABLE OF CONTENTS
Section Title Page
I. INTRODUCTION 1
II. PROJECT DESCRIPTION .". 1
A. Project Location 1
B. Project Summary 2
C. Responsible Party 2
D. Jurisdictional Areas to be Filled 2
E. Function and Value of Jurisdictional Areas to be Impacted 3
III. GOALS OF MITIGATION 4
A. Type(s) of Habitat to be Preserved, Enhanced or Created 4
B. Time Lapse 5
C. Estimated Costs 5
IV. FINAL SUCCESS CRITERIA 5
A. Target Functions and Values 5
B. Target Hydrological Regime 6
C. Target Jurisdictional Acreage to be Created 6
V. PROPOSED MITIGATION SITE 6
A. Location and Size of Mitigation Area 6
B. Ownership Status 7
C. Existing Functions and Values of Mitigation Area 7
D. Present and Proposed Uses of Mitigation Area 7
E. Jurisdictional Delineation (If applicable) 7
F. Present and Proposed Uses of All Adjacent Areas 8
VI. IMPLEMENTATION PLAN 8
A. Rationale for Expecting Implementation Success 8
B. Responsible Parties 8
1. Project Proponent 8
2. Landscape Architect 9
3. Restoration Specialist 9
4. Installation Contractor 9
5. Maintenance Contractor 9
C. Schedule 9
D. Site Preparation 10
E. Planting Plan 10
1. Willow Riparian Scrub (including Southern Willow Scrub) 10
2. Willow Riparian Woodland 12
TABLE OF CONTENTS
(com.)
Section Title Page
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VI. IMPLEMENTATION PLAN (cont.) •
E. Planting Plan (cont.) ™
3. Contract Growing and Plant Material Sources 13
4. Substitutions 13 •
5. Plant Material Inspection 13 •
6. Container Plant Guarantees 13
7. Seed Guarantees 14 •
8. Planting Methods 14 ™
9. Timing for Installation of Plant Material 14
F. IRRIGATION PLAN 14 1
G. AS-BUILT CONDITIONS 15 •
VII. MAINTENANCE DURING MONITORING PERIOD 15
A. Maintenance Activities 15
1. General Maintenance 15
2. Irrigation 16 I
3. Weed Control 16 •
4. Disease and Other Pests 17
5. Pruning 17 •
B. RESPONSIBLE PARTIES 17 •
C SCHEDULE 17
VIII. MONITORING PLAN 18 •
A. Performance Criteria 18
B. Monitoring Methods 18 I
1. Species Diversity 19 «•
2. Cover by Weeds 19
3. Cover by Native Species 19 fl
C. Annual Reports 19 "
D. Schedule 19
IX. COMPLETION OF MITIGATION 19 •
A. Notification of Completion 19
B. Agency Confirmation 20 fl
X. CONTINGENCY MEASURES 20
A. Initiating Procedures 20 •
B. Alternative Locations for Contingency Mitigation 20 •
C. Funding Mechanism 20
D. Responsible Parties 20 'I
XI. LITERATURE CITED 21
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TABLE OF CONTENTS
(com.)
LIST OF FIGURES
Follows
No. Title Page
1 Regional Location Map 2
2 Project Vicinity Map 2
3a Greens Riparian Restoration Site 4
3b Greens Riparian Enhancement Area 4
4 Oaks Riparian Restoration Site 4
LIST OF TABLES
No. Title Page
1 Proposed Impacts to Jurisdictional Areas - ACOE/CDFG 3
2 Southern Willow Scrub Plant Palette 11
3 Riparian Woodland Plant Palette 12
4 Restoration Specialist Maintenance Monitoring Schedule 16
5 Maintenance Schedule 17
6 Annual Success Criteria Milestones for Villages of La Costa 18
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I. INTRODUCTION
This report provides project information, a mitigation plan, and a monitoring program for advance
mitigation of impacted jurisdictional areas within the Villages of La Costa Master Plan (VLCMP) area.
The form and content of this report is based on the U.S. Army Corps of Engineers' (ACOE) Habitat
Mitigation and Monitoring Proposal Guidelines (1993).
II. PROJECT DESCRIPTION
A. PROJECT LOCATION
The VLCMP is located in the City of Carlsbad in northwestern San Diego County (Figures 1 and 2).
The Master Plan area consists of two project sites that together total 1,867 acres: the 662-acre Greens
project and the 1,205-acre Oaks/Ridge project. Both sites are -within the habitat Conservation
Plan/Ongoing Multiple Species Plan (HCP/OMSP) for properties in the Southeast Quadrant of the
City of Carlsbad, California (City of Carlsbad et. al. 1995).
The Greens project site is located north of Alga Road, east of El Camino Real, south of the Bressi
Ranch property (Palomar Airport Road), and west of Unicornio Street (Figure 2). This property
consists primarily of undeveloped land. The site drains into San Marcos Creek and Batiquitos Lagoon,
approximately one mile south of the site boundary. On-site elevations range from approximately 60
feet above mean sea level (amsl) in the south to 350 feet amsl in the east. The property was formerly
used for ranching and farming. Remnants of the agricultural activities on site include a house, several
out buildings, ornamental plantings, and several ponds created for agricultural purposes. Other
development on site includes recent sewer improvements made by the Vallecitos Water District. The
Greens property surrounds the northern portion of the La Costa Country Club golf course on all sides
but the south. Alga Road forms most of the sites southern border. Adjoining properties consist of
undeveloped land to the north, residential developed land to the east and south, and residential and
commercial developed land to the west. The undeveloped property to the north, Bressi Ranch, is
proposed for future development. Open space connections are proposed to the north, east and south
with adjacent properties as a part of the Habitat Management Plan for Natural Communities in the
City of Carlsbad (City of Carlsbad 1999).
The Oaks/Ridge property is located north of La Costa Avenue and Sitio Baya, and is bisected by
Rancho Santa Fe Road (Figure 2). San Marcos Creek separates the Oaks and Ridge parcels. The
northern boundary lies east of El Fuerte Street, and south of Alga Road and Xana Way. The site
consists primarily of undeveloped land. On site elevations range from approximately 245 feet in the
south and west to 990 feet in the east. A fire in October 1996 burned most of the site. Adjoining
properties consist of residential development to the north, south and west, and undeveloped land to
the east. Open space connections are proposed along portions of the southern boundary, to the west
along San Marcos Creek and north of Esfera Street and existing development, and to the east (City of
Carlsbad 1999).
HELIX
Mitigation Plan for Villages of La Costa I MD1-06 I July 19, 2002
B. PROJECT SUMMARY
The proposed project consists of two sites; the Greens and Oaks/Ridge together compromise 1,867
acres. Development of these properties is proposed as part of the Villages of La Costa Master Plan
that will provide a total of 2,390 residential homes, community infrastructure and amenities including
more than 856 acres of natural open space.
The Greens project site would provide approximately 1,038 residential homes, 10.6 acres of planned-
industrial, a 3-9-acre community facility, a 25.8-acre park site, a 6.8-acre school site, necessary
circulation roads, bicycle and pedestrian trails, and approximately 215 acres of natural open space.
The open space contains most of the primary drainage on site, and a majority (90.9 acres, 75 percent) of
the southern maritime chaparral on site. Primary access to the Greens portion of the project would be
from Poinsettia Lane. Secondary access is provided from Alga Road along the southern boundary of the
Greens and Alicante Road, which bisects the property running north south.
The Oaks/Ridge project would provide 1,352 residential homes, a 6.4-acre community facility site, a
common recreation area of at least 20 acres, a 9-6-acre SDG&E utility corridor, necessary circulation
roads (including the realignment of Rancho Santa Fe Road), bicycle and pedestrian trails, and
approximately 653 acres of natural open space. The open space includes the majority of San Marcos
Creek, the primary drainage on site. An additional 85 acres has been added to the overall project area
in the western portion of the project. These additional acres are all proposed for open space. A total
of 37.88 acres of wetlands and waters of the U.S. will be preserved on site.
C. RESPONSIBLE PARTY
Real Estate Collateral Management
Contact: Fred Arbuckle
1903 Wright Place, Suite 180
Carlsbad, CA 92008
(760) 929-2701
farbuckle@morrowdevelopment.com
D. JURISDICTIONAL AREAS TO BE FILLED
The overall development of the Greens and Oaks/Ridge project areas would affect 5.9 acres of
jurisdictional wetlands and 1.58 acres of non-wetland Waters of the U.S.
The Greens portion of the project would impact approximately 5.32 acres of wetlands and 1.03 acres
of non-wetland Waters of the U.S. Jurisdictional wetland habitat affected consists of: 2.47 acres of
freshwater marsh, 2.51 acres of southern willow scrub, 0.09 acre of disturbed southern willow scrub,
0.12 acre of mule fat scrub and 0.13 acre of tamarisk scrub. Jurisdictional non-wetland Waters of the
U.S. habitats, affected by the Greens project, consists of: 0.76 acre of open water and 0.27 acre of
streambed. State (CDFG) jurisdictional impacts within the boundaries of the proposed Greens
development total approximately 6.46 acres (Table 1). CDFG jurisdictional areas include all ACOE
jurisdictional wetlands and non-wetland Waters and an additional 0.11 acre of southern willow scrub.
The open space remaining on the Greens property contains most of the primary drainage on site.
HELIX
Mitigation Plan for Villages of La Costa / MDI-06 I July 19, 2002 1
ORANGE I SANDIEGO
COUNTY ,) COUNTY
PROJECT
LOCATION
SAtf<sT"^ UNITED STATES TJ
JSIDRO;^ . • MEXICO
HELIX
Regional Location Map
VILLAGES OF LA COSTA (THE GREENS; OAKS AND RIDGE PROPERTIES)
^ ._„,, _ Figure 1
Oaks Property
Scale: 1" = 2000'
Source: USGS 7.5min, Quadrangles; Encinitas and Rancho Santa Fe 1000 0 tOPO ago 3000 4000 SHOP MOO TOCO FEET
HELIX
Project Vicinity Map
THE GREENS AND OAKS/RIDGE PROPERTIES
Figure 2
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The proposed Oaks/Ridge portion results in impacts to approximately 0.58 acre of wetlands
(freshwater marsh) and 0.55 acre of non-wetland "Waters of the U.S. (streambed). An additional
1,960 square feet of man-made, low-quality vernal pool surface area (0.045 acre) will be impacted.
The vernal pools are not considered jurisdictional. State (CDFG) jurisdictional areas include all of the
ACOE jurisdictional wetlands and non-wetland Waters of the U.S. No additional CDFG
jurisdictional areas occur on site. A total of 37.88 acres of wetlands and waters of the U.S. will be
preserved on site.
Table 1
PROPOSED IMPACTS TO JURISDICTIONAL AREAS - ACOE/CDFG1
JURISDICTION -
RESOURCE
IMPACTS (acres)
Greens 2 Oaks/Ridge 3 Total VLCMP
Wetlands
Freshwater marsh
Southern willow scrub
Southern willow scrub
disturbed
Mule fat scrub
Tamarisk scrub
SUBTOTAL
2.47
2.51/2.62
0.09/0.27
0.12
0.13
5.32/5.61
0.38
—
—
—
—
0.625/0.38
2.85
2.51/2.62
0.09/0.27
0.12
0.13
5.7/5.99
Non-wetland Waters of the U.S.
Open water
Streambed
SUBTOTAL
TOTAL
0.76
0.27
1.03
6.35/6.64
—0.59
0.59
0.97
0.76
0.82
1.58
7.32/7.61
1 Impacts for ACOE and CDFG are the same unless separated into two numbers above.
When separated, the first number is ACOE jurisdiction and the second number is
CDFG jurisdiction.
2 Development footprint for the Greens is based on the plan titled Habitat Conservation
Plan Exhibit Villages of La Costa Greens, dated September 1, 1998 by T & B Planning
Consultants, Inc.
3 Development footprint for the Oaks and Ridge is based on the plan titled Habitat
Conservation Plan Exhibit, Villages of La Costa, La Costa Oaks and Ridge, dated
September 17, 1998 by Hunsaker and Associates San Diego, Inc.
E. FUNCTION AND VALUE OF JURISDICTIONAL AREAS TO BE IMPACTED
Jurisdictional areas to be impacted by the proposed project are categorized as ACOE jurisdictional
wetlands and non-wetland Waters of the U.S. The impacted wetland habitat types are classified as
freshwater marsh (2.85 acres), southern willow scrub (including disturbed) (2.60 acres), mule fat scrub
(0.12 acre), and tamarisk scrub (0.13 acre). All of these habitats are also considered sensitive by the
California Department of Fish and Game (CDFG) (Holland 1986).
HELIX
Mitigation Plan for Villages of La Costa I MDI-06 /July 19, 2002 3
size.
HELIX
Mitigation Plan for Villages of La Costa / MDI-061 July 19, 2002
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Wetland habitat is naturally limited and remaining acreage provides important island habitats for
migrant birds. Other important functions of wetlands include flood conveyance; flood storage; 1
sediment control; providing surface water and insects for fish, amphibians and birds; spawning •
grounds for aquatic fauna; habitat for rare and endangered species; corridors for wildlife movement;
and control of water quality and erosion. •
Of the wetland areas present within the project area, San Marcos Creek is the least disturbed and has
the highest current biological value. The creek corridor contains southern willow scrub habitat. The M
majority of this creek will be preserved with the open space lands on the Oaks/Ridge portion of the M
project site.
Impacted wetlands on the Greens project site have largely been previously disturbed by surrounding •
land uses and are of low to moderate quality. In addition to these native habitats, one non-native
wetland community, tamarisk scrub, occurs on the Greens property. This habitat is dominated by the V
highly invasive species tamarisk (Tamarix sp.), which should be eradicated from wetland areas because •
of its ability to take over drainages and because it is thought to have low habitat functions for wildlife.
The non-wetland Waters of the U.S. within impacted ponds and drainages (including their I
tributaries) on site support little riparian and/or wetland vegetation. These drainages serve largely to - •
conduct runoff during rainfall events.
Freshwater marsh impacted on the Oaks/Ridge site occurs as a strip of vegetation along the margins •
of some of the on-site drainages. This habitat is of moderate quality because of its relatively small
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III. GOALS OF MITIGATION •
A. TYPE(S) OF HABITAT TO BE PRESERVED, ENHANCED OR CREATED
The goal of this mitigation plan is to preserve the functions and values of wetland areas within the ™
VLCMP with the preservation and enhancement of existing riparian habitat combined with the
creation of additional riparian habitat. The following measures describe mitigation for impacts to 5.7 •
acres of wetlands and 1.62 acres of non-wetland Waters of the U.S. The combined wetland creation *
and enhancement component will mitigate wetland impacts at a 2:1 ratio.
Preservation "
• The Greens portion would preserve open space that contains most of the primary drainage on site •
and associated wetlands (Figure 3a and 3b). *
• The Oaks/Ridge open space preserves most of San Marcos Creek, the primary drainage and I
associated wetlands on site (Figure 4). This area is especially important because it is high quality ™
riparian habitat and its importance as a wildlife corridor. A total of 37.88 acres of wetlands will
be preserved on the Greens and Oaks/Ridge projects. •
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Restoration Area
l.B
(HCP)
".'i r/
FRESHWATER MARSH
SOUTHERN WILLOW SCRUB
mix
Greens Riparian Restoration Site
LA COSTA GREENS AND OAKS/RIDGE PROPERTIES
Figure 3a
Enhancement Area
MTERS QF THE|J,S. (TYPICA
URBAN OUJFAL
DRAINAGE COURSE (
0.4 AC.
LEGEND
FRESHWATER
SOUTHERN WILLOW
Greens Riparian Enhancement Area
LA COSTA GREENS AND OAKS/RIDGE PROPERTIES
Figure 3b
Proposed Riparian
Restoration Area
200 200 400 Feet
Job No: MDI-06 Date: 8/8/01
HELIX
Oaks Riparian Restoration Site
LA COSTA GREENS AND OAKS/RIDGE PROPERTIES
Figure 4
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Enhancement
• Enhancement of 7.32 acres (1:1 ratio) of existing degraded wetland along the primary drainage on
the Greens project by the removal of pampas grass, giant reed, palms, and other exotic species.
Creation
• Creation of 5.3 acres of willow riparian scrub and willow riparian woodland adjacent to existing
wetland habitats along the primary drainage on the Greens project; and
• Creation of 2.02 acres of southern willow scrub in the south-central portion of the Oaks/Ridge
project to offset impacts to 1.62 acres of non-wetland Waters and the remaining 0.3 acres of
wetland impacts (1:1 creation ratio).
B. TIME LAPSE
It is anticipated that initiation of habitat creation and enhancement will begin concurrent with
impacts associated with the first phase of development for both the Greens and Oaks/Ridge projects
(anticipated to be in 2002). A significant portion of the wetland impacts will occur well after the
initiation of restoration on the Greens project. The wetland mitigation and monitoring program for
the VLCMP will take place over a five-year period. The success criteria described below for this
project must be met by the end of this period.
C. ESTIMATED COSTS
The cost of the mitigation described in this document is expected to be approximately $365,000.
This amount includes site preparation, installation, maintenance, and monitoring (including
maintenance monitoring reports and annual technical reports) for the five-year period.
IV. FINAL SUCCESS CRITERIA
The following sections provide standards to determine the successful completion of the habitat
creation. Attainment of these standards indicates that the mitigation area is progressing toward the
target functions and values specified for this plan. The methods to be used to measure these success
criteria are described in section VIII A of this document.
A. TARGET FUNCTIONS AND VALUES
The goal of the mitigation plan is to create viable riparian habitat of similar or higher quality to the
adjacent existing riparian habitat, thereby increasing the habitat functions and values of the restored
drainages.
HELIX
Mitigation Plan for Villages of La Costa I MD1-06 I July 19, 2002
B. TARGET HYDROLOGICAL REGIME
HELIX
Mitigation Plan for Villages of La Costa / MDI-06 I July 19, 2002
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Water table depth throughout both mitigation areas should be investigated prior to development of I
grading plans to determine what elevation the ground surface level should be for each created •
community. Southern willow scrub should be between two and four feet above the water table (Baird
and Rieger 1988). The long-term source of water will be from natural runoff and from the drainage •
on site, although irrigation will be used to aid container stock establishment and growth. Based on •
the location and width of adjacent habitat and the successful implementation of the Bressi Ranch
restoration project immediately upstream, it is anticipated that the hydrological regime will be easily 8
met. •
C. TARGET JURISDICTIONAL ACREAGE TO BE CREATED •
Based on the target hydrological regime for the site, willow riparian scrub (consisting of southern
willow scrub) and willow riparian woodland will be created as part of the proposed project's I
mitigation requirements. These scrub and woodland habitats should meet the criteria for «•
jurisdictional wetlands as defined in the ACOE delineation manual (1987).
Willow riparian scrub occurs within stream courses and includes several habitat categories including: •
mule fat scrub, tamarisk scrub, floodplain scrub, and southern willow scrub. This mitigation plan
proposes to create southern willow scrub habitat. Southern willow scrub consists of dense, I
broadleaved, winter-deciduous stands of trees dominated by shrubby willows (Salix sp.) in association •
with mule fat (Baccharis salitifolia). This habitat typically occurs on loose, sandy or fine gravelly
alluvium deposited near stream channels during flood flows. Frequent flooding maintains this early I
serai community, preventing succession to a riparian woodland or forest (Holland 1986). •
Willow riparian woodland is an open to dense riparian community that is dominated by willow 8
species (Salix sp.). This community occurs along large stream courses where there is an abundant •
supply of water at or near the surface for most of the year. The absence of large, frequent
disturbances, usually in the form of floods, allows the component tree species to attain a sizable height M
and overall taller canopy structure. •
V. PROPOSED MITIGATION SITE I
A. LOCATION AND SIZE OF MITIGATION AREA
Two on-site mitigation areas, one for each of the subject properties, are proposed as part of this plan.
On the Greens site, 5.3 acres of riparian habitat creation and an additional 7.32acres of enhancement
will be located along the riparian corridor that crosses this parcel from east to south. This mitigation •
site would enhance existing riparian habitat and expand the corridor by creating additional wetland
habitat. - On the Oaks/Ridge site, a 2.02-acre riparian mitigation site containing southern willow
scrub will be located in the southern end of the Oaks parcel. This mitigation site will create wetland •
habitat in an area that is currently undeveloped, but that will be disturbed by construction. This area
will be installed after site grading is completed. The total combined mitigation area is 7.32 acres of
creation and 7.32 acres of enhancement. •
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B. OWNERSHIP STATUS
Real Estate Collateral Management currently owns the entire project area, including the mitigation
area, in fee title. Long-term ownership of the mitigation site on the Greens parcel will reside with the
Center for Natural Lands Management in their capacity as manager of the entire La Costa Preserve
HCP area. Long-term ownership of the mitigation site on the Oaks/Ridge parcels will reside with the
homeowners association for that project.
C. EXISTING FUNCTIONS AND VALUES OF MITIGATION AREA
The riparian corridor on the Greens property that is proposed for habitat enhancement and
restoration currently contains freshwater marsh, southern willow scrub, and disturbed habitat. Due to
the abundance of non-native species in this portion of the corridor, the overall quality of existing
habitat in this area is moderate. Non-native species present in the freshwater portion of the
enhancement area include tamarisk (Tamarix sp.), curly dock (Rumex crispus), bristly ox-tongue (Picris
echiloides), rabbitfoot beardgrass (Polypogon monspeliensis), and cocklebur (Xanthium strumarium).
Existing southern willow scrub habitat in the enhancement area contains native willows (Salix sp.),
mule fat (Baccharis salicifolia), southwestern spiny-rush (Juncus acutus), mugwort (Artemisia douglasiana),
and yerba mansa (Ammopsis californica); however, it also contains a number of non-native invasive
species including tamarisk, fennel (Foeniculum vulgare), pampas grass (Cortaderia sp.), and eucalyptus
(Eucalyptus sp.). The remainder of the mitigation area is disturbed and is dominated by non-native
moisture-loving species such as pampas grass, fennel, bristly ox-tongue, and wild lettuce (Lactuca
serriola). Though disturbed, this riparian corridor likely serves numerous functions for wildlife in its
current state. These functions include providing permanent habitat for wetland-dependent species
and supplying cover, water, and a corridor for movement for other wildlife species. These functions
will be enhanced with the mitigation measures proposed in this plan.
The mitigation area located on the Oaks parcel of the Oaks/Ridge project area occurs in an area that is
currently upland habitat consisting of native grassland and Diegan coastal sage scrub. Both of these
upland habitat types are considered sensitive by the City of Carlsbad and the CDFG and have high
habitat value. A portion of the coastal sage scrub habitat located within the mitigation area has been
identified as being occupied by coastal California gnatcatchers (Polioptila californica californica)
(Hunsaker and Associates April 2000). While the mitigation area currently supports these habitats,
they will be lost from grading impacts for the project that are unrelated to any restoration.
D. PRESENT AND PROPOSED USES OF MITIGATION AREA
Mitigation sites on both project sites are currently undeveloped, and with the exception of the
breached earthen dam on the Greens project, contain no man-made structures. Much of the proposed
restoration area on the Greens has been degraded by surrounding land uses. The Oaks/Ridge project
area is currently relatively undisturbed with the exception of the borrow area in the central portion of
the Oaks project. It is proposed that both mitigation areas will remain undeveloped and managed as
permanent open space.
E. JURISDICTIONAL DELINEATION (If applicable)
Not applicable.
HELIX
Mitigation Plan for Villages of La Costa I MD1-06 /July 19, 2002 1
HELIX
Mitigation Plan for Villages of La Costa I MD1-06 /July 19, 2002
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F. PRESENT AND PROPOSED USES OF ALL ADJACENT AREAS
On the Greens project site, the riparian corridor mitigation area is bordered by an existing golf course |
to the west and planned residential development to the north and south. The western portion of the
mitigation site will connect with Open Space that extends south approximately one quarter of a mile •
to Alga Road. The eastern portion of the mitigation area will connect with a large block of designated |
Open Space to the east. In addition, two roads will be constructed through the mitigation area;
Poinsettia Lane, an east-west road, will parallel the mitigation area to the north, and Alicante Road, •
oriented north south, will bisect the western portion of the mitigation site. |
On the Oaks project site, the mitigation site will be surrounded by residential development to the •
south, east and west. The southern edge of the mitigation area connects with approximately four acres •
of existing oak woodland habitat immediately offsite. Beyond this additional open space, the site is
again surrounded by residential development. The easternmost portion of the mitigation site does not m
connect to but extends for approximately 120 feet from a large area of open space to the northeast. J
VI. IMPLEMENTATION PLAN |
A. RATIONALE FOR EXPECTING IMPLEMENTATION SUCCESS I
The site selected for riparian habitat creation is in an area that, either already supports, or with
topographic modification should have the appropriate hydrology and soils to support this habitat. On •
the Greens property, riparian habitat occurs immediately adjacent to the restoration area, and, due to 0
the presence of moisture-loving disturbed species, is likely to have existed previously in at least in
portions of the area proposed for wetland creation. The area slated for restoration on the Oaks/Ridge •
property is expected to succeed due to increased water availability after grading. This change in |
hydrology is anticipated to create conditions conducive to the growth of riparian vegetation. The
scope of this mitigation plan is similar to other successful riparian mitigation projects.I
IB. RESPONSIBLE PARTIES
1. Project Proponent
The project proponent and owner (Real Estate Collateral Management Company) will be responsible flj
for financing pre-grading plan hydrological testing, installation, maintenance, and monitoring of the • m
habitat creation. In order to ensure the success of mitigation, the project proponent will enter into a
five-year, secured agreement with the ACOE to cover the projected cost to install, monitor, and fl
report on the mitigation. This agreement should be in the form of a 120 percent bond. The bond m
should be structured so that portions of the bond may be released as interim milestones are met
(subject to negotiation between the proponent and the ACOE, in concurrence with the CDFG) (see flj
section VIII A of this report). •
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2. Landscape Architect
A licensed landscape architect shall prepare the construction drawings to accompany this mitigation
plan. The construction drawings shall be reviewed and approved by the restoration specialist.
3. Restoration Specialist
Site preparation and installation monitoring as well as maintenance/technical monitoring of the
mitigation area shall be the responsibility of a biologist, landscape architect, horticulturist, or other
person knowledgeable in native habitat creation/restoration. After each visit, the restoration specialist
shall provide the project proponent and installation/maintenance contractor with a written checklist of
maintenance items in need of attention, if any. All requests for work that are in addition to a
contractor's scope of work shall first be approved by the project proponent. The restoration specialist
shall educate the installation and maintenance contractors with regard to mitigation goals and
requirements.
4. Installation Contractor
The installation contractor must be educated as to the installation and maintenance of native plants.
The installation contractor shall be responsible for completion of grading, pre-planting weed control,
irrigation system installation, planting, seeding, and final as-built plans. Once the restoration
specialist has verified the completion of the previous list of items, a 120-day installation maintenance
period will begin. The installation contractor shall be required to maintain the entire mitigation area
at least once a month. The installation contractor shall meet the restoration specialist at the site,
when requested, and shall perform all maintenance items in need of attention in a timely manner.
Maintenance tasks include, but are not limited to, dead plant replacement, reseeding, irrigation
system repair, and weed control. At the end of the installation maintenance period, the restoration
specialist will certify completion of the installation contract provided all installation and maintenance
tasks have been completed. The project proponent may change contractors at its discretion.
5. Maintenance Contractor
After the installation contract is certified as complete, the project proponent will hire a maintenance
contractor for the duration of the five-year monitoring period. The maintenance contractor must be
educated as to the maintenance of native plants. The maintenance contractor shall maintain the
entire mitigation area according to a specified schedule (see Section VII D of this document).
Maintenance tasks include, but are not limited to, dead plant replacement, reseeding, irrigation
system repair, and weed control. The maintenance contractor shall meet the restoration specialist at
the site, when requested, and shall perform all maintenance items in need of attention in a timely
manner. The project proponent may change contractors at its discretion.
C. SCHEDULE
It is anticipated that habitat creation/enhancement on the Greens project site will be initiated no later
than commencement of project impacts. Work on the Oaks/Ridge wetland restoration area will not
begin until after project grading has been completed since the wetland hydrology in this area is
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Mitigation Plan for Villages of La Costa I MD1-06 /July 19, 2002 9
I
largely dependent on the post-grading topography. Initial activities will include installing protective •
fencing, grading, and installing the irrigation system. Planting and seeding will follow, preferably
between November 15 and March 15 to take advantage of winter rains (see section VI E 10 of this •
document). Monitoring will begin at the grading/site preparation phase and will continue through •
the end of the five-year monitoring period.
D. SITE PREPARATION I
Existing riparian habitat shall be protected during the grading/site preparation and installation phases 8
by the use of (orange) plastic construction fencing. The restoration specialist shall flag the limits of •
the mitigation work area to identify where the fencing should be installed and shall inspect the
fencing prior to grading. The restoration specialist shall certify in writing to the ACOE and CDFG •
that the limits of the mitigation work area have been properly fenced before the installation contractor •
may proceed with work. The fencing shall remain in place until the end of the grading/site
preparation and installation phases or until the restoration specialist considers it no longer necessary. I
Any damage to protective fencing shall be repaired within one week of damage by the contractor •
responsible for site maintenance at the time of damage.
If mitigation activities occur outside the construction fencing, the restoration specialist may B
recommend installation of a temporary six-foot chain link fence in place of the plastic construction
fencing. Any damage to existing riparian vegetation (or other area outside the construction fencing) I
caused by a contractor shall be repaired by the contractor at its expense. The contractor shall bear the •
full cost of having a mitigation plan and accompanying construction drawings prepared for the
damaged area as well as the cost for maintenance and technical monitoring according to the same I
standards as this mitigation plan. •
Grading that will remove accumulated alluvium and bring the ground surface closer to the water I
table will be necessary (see section IV B of this document). Care must be taken to reduce •
sedimentation of the existing riparian community and drainage through installation of silt fencing
along the graded edge. The silt fencing shall remain in place until the end of the grading/site •
preparation and installation phases or until the restoration specialist considers it no longer necessary. •
Any damage to the fencing shall be repaired within one week of damage by the contractor responsible
for site maintenance at the time of damage. B
The mitigation site must be made weed free by the installation contractor prior to planting. This can
be accomplished by hand weeding or by a grow and kill methodology. The restoration specialist will •
make the final determination as to the appropriate methodology at the time of project m
implementation.
E. PLANTING PLAN I
1. Willow Riparian Scrub (including Southern Willow Scrub) flj
A mosaic of willows (Salix spp.) and cottonwood (Populus fremntii) shall be created to attain a mature
overstory canopy. The southern willow scrub would support an understory of mule fat (Baccharis •
salicifolia), goldenbush (Isocoma menziesii), and California blackberry (Rubus ursinus). •
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Mitigation Plan for Villages of La Costa / MDI-06 /July 19, 2002 10
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Liner and/or one-gallon nursery grown container plants, grown from cuttings propagated from on site
or nearby sources, and local, native seed shall be used in creating this habitat. Seeding will include
annual and perennial species. Fast growing annual species that are quick to germinate will provide
initial cover and protect freshly graded soils from erosion. During the course of plant succession it is
anticipated that perennial species will eventually be dominant. The plant species, size, density, and
quantity for planting is presented in Table 2.
Table 2
SOUTHERN WILLOW SCRUB PLANT
Spacing on
Scientific Name Common Name Center
CONTAINER STOCK
Overstorv
Populus fremontii
Salix gooddingii
Salix lasiolepis
Salix exigua
Understorv
Baccharis salicifolia
Isocoma menziesii
Iva haysiana
SEED MIXTURE
A mbrosia psilostachya
Artemisia douglasiana
Juncus acutus ssp. leopoldii
Anemopsis californica
Fremont cottonwood
black willow
arroyo willow
sandbar willow
mule fat
goldenbush
San Diego marsh-elder
western ragweed
Douglas sagewort
southwestern spiny rush
yerba mansa
TOTAL
15ft.
12ft.
10ft.
6ft.
6ft.
4ft.
4ft.
Lbs/Acre
6
3
2
_4
15
PALETTE
Container
Size
liner/ 1 gal.
liner/1 gal.
liner/1 gal.
liner/1 gal.
TOTAL
liner/1 gal.
liner/1 gal.
liner/ 1 gal.
TOTAL
No. per
acre
25
115
190
100
430
460
450
240
1,150
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Mitigation Plan for Villages of La Costa I MD1-06 I July 19, 2002
2. Willow Riparian Woodland
This habitat is restored using a similar plant palette as for willow riparian scrub with the addition of
several later successional and upland species (Table 3). Over time, an absence of flooding, particularly
along the margins of the stream course, will permit this later serai community to develop. It will
likely take greater than the five-year monitoring period for this community to fully evolve.
Scientific Name
CONTAINER STOCK
Overstory
Platanus racemosa
Sambucus mexicana
Quercus agrifolia
Populus fremontii
Salix lasiolepis
Understorv
Baccharis salicifolia
Isocoma menziesii
Rubus ursinus
Iva haysiana
SEED MIXTURE
Ambrosia ps Host achy a
Anemopsis calif ornica
Artemisia douglasiana
Bromus carinatus
Juncus acutus ssp. leopoldii
Muhlenbergia rigens
Nassella lepida
Table 3
RIPARIAN WOODLAND PLANT PALETTE
Spacing on Container
Common Name Center Size
western sycamore
blue elderberry
coast live oak
Fremont cottonwood
arroyo willow
mule fat
goldenbush
California blackberry
San Diego marsh-elder
western ragweed
yerba mansa
Douglas sagewort
California brome
southwestern spiny rush
California deergrass
foothill needlegrass
TOTAL
15ft.
12ft.
15ft.
15ft.
10ft.
6ft.
4ft.
4ft.
4ft.
Lbs/Acre
6
4
3
3
2
3
JL
24
liner/1, gal.
liner/1 gal.
liner/1 gal.
liner/ 1 gal.
liner/ 1 gal.
TOTAL
liner/ 1 gal.
liner/ 1 gal.
liner/1 gal.
liner/1 gal.
TOTAL
No. per
acre
50
60
40
25
170
345
310
345
175
175
1,005
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Mitigation Plan for Villages of La Costa / MDI-06 I July 19, 2002 12
3. Contract Growing and Plant Material Sources
Arrangements shall be made as soon as possible in advance of the expected planting date, either by
the project proponent or the installation contractor, to acquire container plant materials and seed
required for habitat creation. An additional 10 percent of the total number of container plants shall
be grown to replace those that die. An additional 10 percent of the seed mix shall be procured in case
reseeding is necessary. A copy of the plant material contract shall be submitted to the restoration
specialist as verification of acquisition. Contract growing and seed collection shall be conducted by an
experienced native plant nursery or seed company such as, but not limited to, Tree of Life Nursery,
San Juan Capistrano, California; Mockingbird Nursery, Riverside, California; and/or S&S Seeds,
Carpinteria, California.
It is preferred that the source of all plant material used at the site be from the drainage on site or as
close to the site as possible. If necessary, the restoration specialist shall help the grower locate
acceptable local sources for plant materials.
4. Substitutions
No species shall be substituted without approval from the restoration specialist. If the project
proponent or installation contractor is unable to obtain the proper species (and sizes) specified by the
time of planting, commencement of the 120-day installation maintenance period shall be delayed
until all plants specified are in the ground. Substitution of plant material at the time of planting
depends solely upon the discretion of the restoration specialist in consultation with the landscape
architect. The installation contractor in the final set of as-built plans shall document any substitutions
that are approved.
5. Plant Material Inspection
All plant materials shall be inspected by the restoration specialist and approved as healthy, disease
free, and of proper size prior to planting. Overgrown, root-bound container stock will be rejected. In
addition, the restoration specialist shall approve the final layout of all plant materials in the field prior
to planting to ensure their correct ecological positioning (e.g., plants are not installed in rows).
6. Container Plant Guarantees
The installation contractor shall replace all plants determined to be dead or terminally diseased as
soon as possible but no more than 90 days after installation. Plant replacement by the maintenance
contractor shall be completed as soon as possible but no more than 90 days following written
direction from the restoration specialist. Unless the restoration specialist approves substitutions, the
replacement plants shall be of the same species and at least the same size as originally planted. All
replacement plants shall be inspected by the restoration specialist and approved as healthy, disease
free, and of proper size prior to planting.
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Mitigation Plan for Villages of La Costa I MDl-06 /July 19, 2002 13
7. Seed Guarantees
The installation contractor shall guarantee a 50 percent germination coverage rate for all seeded areas
(based on visual assessment by the restoration specialist) at the end of the 120-day installation
maintenance period. If there are particular bare areas, reseeding shall take place in those areas at the
direction of the restoration specialist. The restoration specialist shall determine the timing and
method for reseeding.
8. Planting Methods
All container stock shall be planted in a hole at least twice the diameter of the container and twice the
depth. Backfill shall not be amended. The top of the root ball shall be set one inch above finish
grade. A mulched zone shall then be established around each container plant, extending for at least
18 inches from the base of the plant. The mulch shall be two to four inches thick and must not come
in contact with the collar of the plant. The seed mix shall be hydroseeded.
Fertilizer shall not be applied, except in extraordinary circumstances, and only at the written direction
of the restoration specialist.
9. Timing for Installation of Plant Material
Planting and then seeding shall occur between November 15 and March 15 to take advantage of
winter rains. Since irrigation will be provided for the container stock, planting (but not seeding) could
occur into spring, but extreme care would need to be taken not to trample the previously spread seed
mix.
F. IRRIGATION PLAN
A drip or bubbler-type irrigation system shall be installed for the willow riparian scrub and woodland
habitats prior to planting and seeding.
Water shall be applied only as needed to prevent the mortality of seedlings. The irrigation schedule
shall incorporate evenly spaced, infrequent, deep applications of water. To obtain deep penetration of
water, the irrigation system may be activated several times in one 24-hour period. The irrigation
system will incorporate the use of moisture sensors connected to an irrigation controller. This will
allow for the application of water on an as-needed basis.
Irrigation is only expected to be used for the first three years, or less, of the five-year monitoring
period. During the final two years, the restoration specialist shall determine whether or not irrigation
is still necessary. Once the restoration specialist has determined that irrigation is no longer necessary,
the "above-ground" portions of the system shall be removed under the direction and supervision of the
restoration specialist.
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Mitigation Plan for Villages of La Costa I MDl-06 /July 19, 2002 14
G. AS-BUILT CONDITIONS
The installation contractor shall prepare, and the restoration specialist shall submit, as-built plans of
the mitigation area to the ACOE and CDFG within six weeks of completing site preparation and
planting. The plans, prepared by the installation contractor, will include an as-built topographic map
as well as areas of grading, planting, and seeding.
VII. MAINTENANCE DURING MONITORING PERIOD
A. MAINTENANCE ACTIVITIES
1. General Maintenance
All contractors shall be informed of the mitigation goals and maintenance requirements.
Only construction equipment necessary to accomplish the mitigation installation shall be allowed on
the mitigation site, and each piece of construction equipment shall be removed from the site as soon
as its task is complete. No vehicular fluids shall be added or changed on site. Once plant installation
and seeding has begun, no vehicles shall be allowed on the mitigation site. Workers' personal vehicles
shall be parked outside the mitigation area. The mitigation site shall be kept free of human garbage.
No power tools shall be operated on the mitigation site from March 15 through July 15. Only
activities that can be performed with non-power tools shall be allowed during this period. This time
period coincides with the breeding season of many sensitive riparian bird species.
Damage to plants or the irrigation system on the mitigation site as a result of unusual weather or
vandalism shall be repaired as directed by the restoration specialist. The project proponent shall pay
for such repairs. The contractor at its expense, as determined by the restoration specialist, shall repair
any damage caused by a contractor's inadequate maintenance.
A five-year maintenance program is provided to ensure the successful establishment of created and
enhanced habitats. Maintenance monitoring by the restoration specialist will begin immediately after
completion of the 120 day installation period for habitat creation and initial exotics removal for
habitat enhancement, and continue through year five (Table 4). The maintenance of habitats will
involve debris (trash) removal, exotic species removal, and any remedial measures deemed necessary
by the restoration specialist for the success of the mitigation program. Exotic plant species will be
removed by hand whenever possible, although some species may only be effectively controlled
through local treatment by cutting and applying an aquatic herbicide (e.g., Rodeo™).
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Mitigation Plan for Villages of La Costa / MDI-06 I July 19,2002 15
Table 4
RESTORATION SPECIALIST MAINTENANCE MONITORING SCHEDULE
PHASE
Site Preparation/Installation
SCHEDULE
Daily
Post Installation
First four months following installation
(120 day installation period)
Remainder of first two years
December to May
June to November
Year Three
December to May
June to November
Years Four and Five
Two times per month
Monthly
Every two months
Monthly
Quarterly
Quarterly
The restoration specialist will determine the need for weeding and will contact the installation or
maintenance contractor for any required work beyond the regular maintenance of the site. Regular
maintenance of the site will occur at least once a month. Personnel will be trained to distinguish
weed species from desirable, native vegetation.
Fertilizer will not be applied and pruning will not be performed.
2. Irrigation
The installation and maintenance contractors shall inspect the installed container stock for signs of
over- or under-watering during their maintenance periods. Signs of over- or under-watering shall be
reported immediately to the restoration specialist so that the irrigation schedule can be adjusted
accordingly.
3. Weed Control
Weed control shall be conducted monthly by the installation contractor and per the schedule in
section VII C of this document for the maintenance contractor, or as necessary, to minimize
competition that could prevent the establishment and growth of native species. As weeds become
evident, they shall be removed by hand. Maintenance personnel shall be trained to distinguish weed
species from desirable native vegetation.
A mulched area 18 inches from the base of each container plant shall be maintained to minimize
competition from weeds during the establishment period (120 days following certification of the
installation contract) or until plants reach 2 to 3 feet in height. Examples of weeds to be controlled
include, but are not limited to, castor bean (Ricinus communis), eastern cocklebur (Xanthium
strumarium), giant reed (Arundo donax), eucalyptus (Eucalyptus spp.), tamarisk (Tamarix parviflora),
pampas grass (Cortaderia jubata), black mustard (Brassica nigra), Bermuda grass (Cynodon dactylori), and
hottentot fig (Caropobrotus edulis).
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Mitigation Plan for Villages of La Costa / MDl-06 I July 19, 2002
4. Disease and Other Pests
Damage causing insects, high levels of herbivory, and diseases shall be monitored by the installation
and maintenance contractors during their maintenance periods. Generally speaking, a high threshold
of tolerance will be permitted before chemical/lethal control measures are considered. A licensed pest
control adviser as required by law will only make all specific recommendations. All applicable federal
and state laws and regulations will be closely followed. The restoration specialist will be consulted on
any pest control matters.
5. Pruning
No pruning shall be done unless directed by the restoration specialist.
B. RESPONSIBLE PARTIES
Real Estate Collateral Management will be responsible for financing the maintenance program. The
restoration specialist will be responsible for overall supervision of the installation, maintenance, and
monitoring of the mitigation project. The installation contractor will be responsible for site
preparation (excavation), and removal of invasive, exotic plant species, and debris (trash) from the
mitigation areas. The installation contractor will also be responsible for plant materials procurement,
planting, seeding, weed removal, and maintenance. The maintenance contractor will be responsible
for maintenance items such as, but not be limited to, weed control, dead plant replacement, re-
seeding for the habitat creation areas, and eradication of invasive (exotic) plant species for the habitat
enhancement areas.
C. SCHEDULE
Mitigation areas will be maintained by the installation and maintenance contractors according to the
schedule in Table 5 -
Table 5
MAINTENANCE SCHEDULE
PHASE
First three months following installation*
SCHEDULE
Two times per month
Remainder of first two years
January to April
May to December
Two times per month
Monthly
Years three, four, and five
January to April
May to December
Monthly
Every two months
*Performed by installation contractor (120-day installation period). Remainder of five
years performed by maintenance contractor.
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Mitigation Plan for Villages of La Costa / MD1-06 /July 19, 2002 17
VIII. MONITORING PLAN
A. PERFORMANCE CRITERIA
Performance criteria are specific standards by which to evaluate the progress and success of the
mitigation. The standards are based on the reference site. Three categories of success criteria shall be
analyzed: species diversity, cover by weeds, and cover by native species. The annual milestones for
these parameters are presented in Table 6.
Table 6
ANNUAL SUCCESS CRITERIA MILESTONES
FOR VILLAGES OF LA COSTA1
Criteria
Species Diversity
Cover by Weeds2
Cover by Native Species2
1 Values are percentages as
2 Percent total cover
1
40
140
60
compared
Year
234
50 60 70
130 120 110
70 80 90
with the reference site
5
80
100
100
B. MONITORING METHODS
Two randomly located, five-meter by 50-meter belt transects per acre shall be used to measure species
diversity. All species that occur within the belt transect shall be noted. The various belt transects
shall be permanently marked to facilitate their use in subsequent years.
Herb, shrub, and tree vegetation layers shall be sampled by a line transect down the middle of each
belt transect to measure percent total cover of native species and weeds. At each 0.5-meter interval,
the species that intercept that point shall be recorded according to strata using the California Native
Plant Society's Field Sampling Protocol (1996).
In addition to the measurements described above, several permanent stations for photo-
documentation shall be established in each habitat type and annual photographs taken.
All of the above sampling techniques shall be used annually at the reference site as well to measure
species diversity, cover by weeds, and cover by native species. The reference site shall be the existing
riparian habitat along the drainage on and off site.
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Mitigation Plan for Villages of La Costa / MD1-06 I July 19, 2002 18
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1. Species Diversity
Species diversity usually increases with recruitment of new native species from the surrounding native
habitats. The effect of recruitment on diversity should allow the mitigation to approach the level of
species diversity at the reference site. After five years, the mitigation site should reach 80 percent of
the species diversity of the reference site.
2. Cover by Weeds
Many weeds have become naturalized, and therefore, the weed cover should reflect (or be less than)
what is present at the reference site. Although weeds are expected, they should not be allowed to get
out of control on site. Weeds should be controlled during site maintenance.
3- Cover by Native Species
Cover by native vegetation should increase over time and ultimately approach that of the reference
site. With sufficient site maintenance, proper irrigation, and natural rainfall, native vegetation cover
should approach 100 percent of the reference site in five years.
C. ANNUAL REPORTS
Annual reports shall include botanical observations and notes on wildlife use of the mitigation area
and reference site. Remedial recommendations, if necessary, shall be made in the annual reports as
well as a summary of whether or not the mitigation is meeting the success criteria for the appropriate
year.
D. SCHEDULE
The first annual monitoring of the Greens wetland mitigation project is expected to occur in June of
the first growing season after installation of the restoration area. Annual monitoring of the
Oaks/Ridge restoration project will also begin one growing season from installation. Annual technical
monitoring reports shall be submitted to the ACOE and CDFG by the end of September of each year
to ensure that there is adequate time remaining in the dry season to implement any necessary
contingency measures.
IX. COMPLETION OF MITIGATION
A. NOTIFICATION OF COMPLETION
The project proponent shall notify the ACOE and CDFG upon completion of the mitigation effort
through the submittal of the final annual technical monitoring report. The final report shall include a
jurisdictional delineation of the mitigation areas. This delineation must show that the goals of the
mitigation (as described in section III of this document) have been met.
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Mitigation Plan for Villages of La Costa / MDI-06 /July 19, 2002 1?
B. AGENCY CONFIRMATION
X. CONTINGENCY MEASURES
A. INITIATING PROCEDURES
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Mitigation Plan for Villages of La Costa I MDI-06 I July 19, 2002 20
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After receipt of the final annual technical monitoring report, the ACOE and CDFG may inspect the •
mitigation site to determine the accuracy of the jurisdictional delineation. •
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If the ACOE and CDFG determine upon receipt of any of the annual monitoring reports that the
mitigation effort is not meeting success standards for the project, the ACOE shall notify the project •
proponent in writing that the mitigation effort may require augmentation for successful *
implementation. The project proponent shall have 30 days to respond to the ACOE correspondence,
confirming their agreement that contingency measures will be required. •
B. ALTERNATIVE LOCATIONS FOR CONTINGENCY MITIGATION
No alternative locations are proposed for this mitigation. If the success criteria are not being met on ™
site, the ACOE and the project proponent will work towards a mutual solution.
C. FUNDING MECHANISM •
The project proponent shall be responsible for all costs associated with any contingency measures. •
D. RESPONSIBLE PARTIES
The project proponent shall be the responsible for any necessary contingency measures (see Section II ™
C of this document).
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XI. LITERATURE CITED
Baird, Kathryn J. and J. P. Rieger. 1988. A Restoration Design For Least Bell's Vireo Habitat In San
Diego County. Presented at the California Riparian Systems Conference; September 22-24, 1988;
Davis, California. USDA Forest Service Gen. Tech. Rep. PSW-1 10. 1989.
California Native Plant Society. 1996. Field Sampling Protocol. Located on California
Society Home Page.
Carlsbad, City of. 1999- Habitat Management Plan for Natural Communities in
Carlsbad. April.
City of Carlsbad and Fieldstone/La Costa Associates. 1995. Habitat Conservation Plan
Wildlife Species of Concern on Properties in the Southeast Quadrant of the City
California. Review Draft.
HELIX Environmental Planning, Inc. 1999- Bressi Ranch Draft Conceptual Mitigation
Holland, R.F. 1986. Preliminary descriptions of the terrestrial natural communities
State of California, The Resources Agency, 156 pp.
Native Plant
the City of
for Plant and
of Carlsbad,
Plan.
of California.
U.S. Army Corps of Engineers. 1987. Corps of Engineers Wetlands Delineation Manual. U.S.
ACOE Waterways Experiment Station, Vicksburg, Mississippi.
U.S. Army Corps of Engineers. 1993. Habitat Mitigation and Monitoring Proposal Guidelines. Los
Angeles, Regulatory Branch. June 1.
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Mitigation Plan for Villages of La Costa / MDI-06 /July 19, 2002 21