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HomeMy WebLinkAboutGPA 06-09; Muroya Subdivision; General Plan Amendment (GPA) (3)--- --.. .... .. .. .. • • .. II DRAFT CONCEPTUAL UPLAND MITIGATION PLAN for the MUROYA PROPERTY CITY OF CARLSBAD, CALIFORNIA Prepared for: Taylor Morrison Services, Inc . 15 Cushing Irvine, California 92618 Prepared by: DUDEK 605 Third Street Encinitas, California 92024 Tel. 760.942.5147 Contact: Anita M. Hayworth, PhD, Senior Biologist or Paul Walsh, Landscape Architect #44461 Habitat Restoration Specialist NOVEMBER 2011 Printed on 30% post-consumer recycled material. • • Ill Ill Ill • .. - - - .. IIIII -... - -... -... - -.. - -.. -... -• ,.. - • II II .. Ill • ,_ • • • • ill • iJ • • Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California TABLE OF CONTENTS Section Page No. 1.0 INTRODUCTION .............................................................................................................. l 2.0 PROJECT IMPACTS AND MITIGATION ................................................................... ! 3.0 RESTORATION PURPOSE AND GOALS .................................................................. lO 4.0 RESPONSIBLE PARTIES ............................................................................................. 10 5.0 IMPLEMENTATION PLAN ......................................................................................... 11 5.1 Site Preparation, Soil Testing, and Initial Weed Control.. .................................... 11 5.2 Planting Palette ..................................................................................................... 12 5.3 Final Revegetation Plans (Construction Documents) ........................................... 14 5.4 Planting Techniques .............................................................................................. 14 5.5 Hydroseed Application ......................................................................................... 14 5.6 Irrigation System and Schedule ............................................................................ 15 5.7 Erosion Control ..................................................................................................... 15 5. 8 Preliminary Schedule ............................................................................................ 15 5. 9 Time Lapse ............................................................................................................ 16 5.10 Cost Estimate and Financing ................................................................................ 17 6.0 5-YEAR MAINTENANCE PLAN ................................................................................. 17 6.1 120-Day Installation Maintenance Period ............................................................ 17 6.2 5-Year Maintenance Period .................................................................................. 17 6.3 Irrigation ............................................................................................................... 18 6.4 Pest Management .................................................................................................. 18 6.5 Soil Fertility Management .................................................................................... 19 6.6 Trash Removal ...................................................................................................... 19 6. 7 Access Control ...................................................................................................... 19 7.0 MONITORING PROGRAM .......................................................................................... 19 7.1 Qualitative Monitoring .......................................................................................... 19 7.2 Quantitative Monitoring ........................................................................................ 20 7.3 Reporting ............................................................................................................... 20 DUDEK 5332 November 2011 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California TABLE OF CONTENTS (CONTINUED) Section Page No. 8.0 FINAL PERFORMANCE STANDARDS ..................................................................... 20 8.1 Rationale for Expecting Success ........................................................................... 20 8.2 Target Functions ................................................................................................... 21 8.3 Performance Standards ......................................................................................... 21 8.3.1 Success Criteria for Southern Mixed Chaparral and Southern Maritime Chaparral Restoration Areas ..................................................................... 22 9.0 COMPLETION OF 5-YEAR PROGRAM ................................................................... 23 9.1 Notification of Completion ................................................................................... 23 9.2 Contingency Measures .......................................................................................... 23 9.3 Long-Term Management ...................................................................................... 23 10.0 REFEREN CES ................................................................................................................. 24 LIST OF FIGURES 1 2 3 Regional Map ....................................................................................................................... 3 Vicinity Map ........................................................................................................................ 5 Proposed Restoration Areas and Biological Resources ....................................................... 7 LIST OF TABLES 1 2 3 4 5 Mitigation Ratios ................................................................................................................. 1 Significant Impacts and Proposed Mitigation Requirement (acres) .................................... 9 Southern Mixed Chaparral Restoration Container Plant Palette (0.05 acre) ..................... 12 Southern Maritime Chaparral Restoration Container Plant Palette (0.87 acre) ................. 13 Southern Mixed Chaparral and Southern Maritime Chaparral Revegetation Seed Mix (0.92 acre) .......................................................................................................... 13 6 Mitigation Schedule ........................................................................................................... 16 DUDEK 5332 November 2011 .. • I I I I " l .. ... .. .. Ill .. --------- - .. .. ... - ... ... -.. • II • • .. • .. • • • Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California 1.0 INTRODUCTION The proposed project on the Muroya property is an approximately 1 0-acre residential development within the approximately 20-acre property (Figures 1-3). The property falls within the jurisdiction of the City of Carlsbad (City), is located in the southern portion of the City, and is subject to the Carlsbad Habitat Management Plan (HMP) and California Coastal Commission regulations . Diegan coastal sage scrub (DCSS), southern mixed chaparral (SMX), and southern maritime chaparral (SMC) habitats occur within the project site. The federally listed threatened coastal California gnatcatcher (Polioptila californica californica) has been documented utilizing the native habitat areas on site. Mitigation for impacts to southern mixed chaparral and southern maritime chaparral will be provided through land dedication and on-site habitat restoration. This plan addresses the on-site restoration of 0.05 acre of southern mixed chaparral and 0.87 acre of southern maritime chaparral for a total of0.92 acre of uplands mitigation. This document provides site-specific guidelines for habitat restoration associated with the project. This mitigation plan is designed to restore southern mixed chaparral and southern maritime chaparral habitat that is suitable for use and occupation by a variety of plant and wildlife species. The restored habitat will provide cover and forage for coastal California gnatcatcher, as well as other wildlife species. This habitat restoration plan is required to be reviewed and approved by the City prior to implementation. 2.0 PROJECT IMPACTS AND MITIGATION The following habitat types are considered sensitive and require mitigation due to project-related impacts: southern maritime chaparral and southern mixed chaparral. Table 1 depicts the mitigation ratios for these sensitive plant communities in accordance with the Carlsbad HMP . . Pfant C~nityJl.and Co¥er ·· ·· .. ,. . .. · Southern Maritime Chaparral Southern Mixed Chaparral DUDEK Table 1 Mitigation Ratios HMPHabitatType 8 D Mitigation Ratio ''· 3:1 1:1 5332 November 2011 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California INTENTIONALLY LEFT BLANK DUDEK 2 5332 November 2011 .. .. I I I • • • Ill .. -• ... - ..... .. -... -.... ,.. .. ,. .. ,.. ... IIIII .. ~ .. • • .. Ill ~ .. fill .. ... .... ... • " II .. II .. • .. il • • Orange County ~ Ooeanside Camp Pendleton Del Mar La Jolla San Diego j Fallbrook Imperial Beach Valley Center Escondido Mexico --=::::::11-C::::::JMiles 0 4 8 Conceptual Upland Mitigation Plan for the Muroya Property I FIG~RE~ Regional Map Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California INTENTIONALLY LEFT BLANK DUDEK 4 5332 November 2011 • • I • 'IIIII • • -• • • • - - --- Conceptual Upland Mitigation Plan for the Muroya Property I FIG~RE~ Vicinity Map Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California INTENTIONALLY LEFT BLANK DUDE I< 6 5332 November 2011 CJ Muroya Project Preserve (Z) HMP 20-Foot Buffer Sensitive Animal Species: CAGN =California gnatcatcher Sensitive Plant Species (with counts): Ac = Adolphia ca/ifomica Cv = Ceanothus verrucosus Qd = Quercus dumosa Qe = Quercus enge/mannii 0 Vegetation Communities: _.~ ... --Jurisdictional waters (1 -ft widths) 0 Data Station with Unique ID AGR =Agriculture CSS = Coastal Sage Scrub DEV = Developed Land DH = Disturbed Habitat NG = Native Grassland ORN = Ornamental Planting SMC = Southern Maritime Chaparral SMX =Southern Mixed Chaparral LOT, IMPACTS 0 Proposed Development Lot & HOA Lot -Developed 0 Proposed HOA Lot -BMZ 1 & 2 Proposed HOA Lot -HMP 20-Ft Buffer & BMZ3 0 Proposed HOA Lot -HMP 20-Ft Buffer only 0 Proposed HOA Lot -Additional HMP Buffer 0 Proposed OS Lot -Project Preserve 0 Proposed OS Lot -SDG&E NCCP Governed Preserve 0 Muroya Residence Muroya Residence -HMP 20-Ft Buffer Feet 100 Conceptual Upland Mitigation Plan for the Muroya Property I FIG~REI Proposed Restoration Areas and Biological Resources DUDEK Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California INTENTIONALLY LEFT BLANK 8 5332 November 2011 ------ ... ; I • .. .. .. 1111 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California Impacts to the plant communities as a result of the proposed development are summarized in the following Table 2. The California Coastal Commission, in the HMP, has required that there be no net loss of these sensitive plant communities within the coastal zone. Thus, restoration, substantial enhancement, or creation must account for at least 1 : 1 of the mitigation. In addition, within the coastal zone, on-site mitigation by preservation is not allowed. Thus, the project proposes to conduct on-site restoration of suitable disturbed, agricultural or other non-functional habitat within the coastal zone for all of the impacts. Table 2 Significant Impacts and Proposed Mitigation Requirement (acres) The mitigation for the southern maritime chaparral and southern mixed chaparral will be accomplished through the on-site restoration of currently non-native habitat. These areas currently do not function as native habitat and have no native plant species present. A total of 0.87 acre of southern maritime chaparral and 0.05 acre of southern mixed chaparral will be restored. Within the on-site open space and outside of the San Diego Gas & Electric (SDG&E) easement, there is sufficient acreage of potential restoration areas to satisfy the mitigation requirement. The acreage suitable for restoration totals 0.93 acre. The bulk of the potential restoration areas are in the southern portion of the site currently mapped as agriculture . A total of 8.51 acres of predominantly native habitat will be preserved within the on-site preserve area outside of the SDG&E easement. This preserve area will be managed in perpetuity by a habitat manager approved by the City and resource agencies. A non-wasting endowment will be provided for the purposes of the management of the habitat. A total of 1.31 acres of habitat will be located within the SDG&E easement that is not proposed to be impacted. This habitat will be preserved in its existing state through the implementation of the SDG&E Subregional Natural Community Conservation Plan (SDG&E 1995). To avoid impacting breeding and nesting birds in accordance to the Migratory Bird Treaty Act, a breeding/nesting bird survey shall be conducted prior to construction activities if vegetation clearing, removal, or control (brush management) is slated to occur during the nesting season (February 15-August 31 ). Nests that are detected within proposed restoration areas will be avoided until nesting is completed and the young have fledged. A buffer zone of 500 feet will be established around any identified nests in coordination with the monitoring biologist. No construction activities will occur within this buffer zone while the nest is active . DUDEK 9 5332 November 2011 3.0 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California RESTORATION PURPOSE AND GOALS The goal of the southern mixed and southern maritime chaparral mitigation/restoration program is to offset project impacts to these vegetation communities and restore areas on site that are currently disturbed, with little to no native vegetative cover, to high-quality, self-sustaining habitat that will provide forage and cover for a variety of native wildlife species including the coastal California gnatcatcher. This plan details how the currently disturbed areas that are located immediately adjacent to and/or within stands of existing native vegetation will be restored, maintained, and monitored. A secondary purpose and benefit of the restoration program is the removal of weeds and invasive species that currently provide a source of weed seeds to the generally undisturbed adjacent native vegetation. 4.0 RESPONSIBLE PARTIES The project proponent is Taylor Morrison of California LLC, which is located at 15 Cushing Avenue, Irvine California, 92618. The contact person for the proponent is April Tornillo, 949.341.12891 Fax 949.341.1400. The project proponent is responsible for the implementation, maintenance, monitoring, and success of the mitigation program. The project biologist/restoration specialist (restoration specialist) refers to a qualified individual with at least 5 years of experience performing successful restoration of upland habitat in the southern California region. The project restoration specialist shall be familiar with native plant and weed species and be trained in the area of controlling weeds within wildland areas. The project restoration specialist shall have a BS degree in restoration ecology, biology, botany, or a closely related field and will ensure the restoration effort is installed in accordance with this plan, the environmental permits and documents, and the final approved construction plans and specifications. The restoration specialist will perform installation and 5 years of monitoring and reporting duties as outlined herein. The restoration specialist will be under contract with the project proponent. It is anticipated at this time that Doug Gettinger of Dudek will be the project restoration specialist in charge of the installation and 5-year monitoring program. The contractor refers to a person or entity that has a valid landscape contractor's license, Class C-27, and at least 5 years of experience performing native habitat restoration services in the Southern California region. The contractor shall be familiar with weeds and invasive species and have in-depth experience and training in controlling wildland weeds within sensitive habitat areas. The contractor shall have a Qualified Pesticide Applicator's License or have a Pesticide Applicators' Certificate issued by the Department of Pesticide Regulations. The contractor shall provide verification of experience and provide copies of licenses upon request. The restoration contractor will provide installation and maintenance services and be under contract with the project proponent/owner. A licensed applicator will be present on-site during all herbicide treatment activities. DUDEK 10 5332 November 2011 --• -.. • .. I --- - Ill .. Ill .. • • I • • .. • .. ... Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California 5.0 IMPLEMENTATION PLAN This section describes the strategy that will be utilized to achieve the restoration purpose and goals outlined in Section 3. Habitat restoration will be achieved through a systematic process that includes initially spraying all invasive species and weeds with the appropriate systemic herbicide, followed by clearing the site of all dead weeds, trash, and debris. Following the initial site "cleanup" and soil testing/amending, a temporary irrigation system will be installed and used initially to perform a 3-to 4-week grow-and-kill program. Following successful conclusion of the grow-and-kill program, the site will be planted with the appropriate native container stock and seeded with a native hydroseed mix. The seed mix will include native nurse crop species that will provide quick germination and assist in erosion control until the perennial vegetation becomes established. Plants and seeds will originate from local sources to the greatest extent feasible. Each component of the implementation plan is included in detail below . 5.1 Site Preparation, Soil Testing, and Initial Weed Control Site preparation includes clearing all weeds, trash, and debris from the site using either small equipment or hand-held tools and tilling or ripping the soil surface to reduce compaction as determined by the restoration specialist. It should be noted that only equipment that can access the restoration areas without creating secondary impacts shall be allowed. In addition, if work is to be performed during the bird nesting season, only equipment that creates less than 60 decibels of noise will be permitted. Two soil samples will then be taken from each restoration area and tested by a qualified soil laboratory to verify that the existing soil is suitable for native plant growth. The results of soil testing will be available to the City upon request. Once the irrigation system has been installed, a grow-and-kill weed control program will be undertaken prior to planting and seeding. The mitigation/restoration areas will be irrigated for a minimum of 3 weeks, followed by herbicide treatment of any weeds that germinate. Additional cycles of irrigation and herbicide treatment may be required, depending on the results of weed seed germination, as recommended by the restoration specialist. Once the restoration areas have completed the grow-and-kill program, all weeds will be removed from the soil surface and disposed of at a local landfill or green waste composting facility. The site shall have bare mineral exposed that is free of weeds, trash/debris, and erosion features prior to beginning planting and seeding work. DUDEK 11 5332 November 2011 5.2 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California Planting Palette The planting palettes and seed mix for the project have been selected to provide a similar composition of plants to what is growing naturally in the adjacent habitat areas. The existing natural areas are also expected to provide seed for natural recruitment into the restoration areas over the long-term, thus further increasing species richness and diversity. Plant palettes for the on- site restoration areas are provided in Tables 3 and 4 as follows. The planting palette includes an approximate percentage composition to aid in determining the plant quantities needed. These assumptions are theoretical and actual cover at maturity may vary from these projections. Table 5 provides the seed mix that will be applied to both areas. The seed mix has been designed to be compatible with both the SMX and SMC areas and to provide erosion control until perennial native vegetation becomes established. The restoration locations are shown graphically on Figure 3. Table 3 Southern Mixed Chaparral Restoration Container Plant Palette (0.05 acre) Adolphia califomica California adolphia 1 gal. 5 6 5 Artemisia califomica California sagebrush 1 gal. 10 5 10 Baccharis pilularis coyote bush 1 gal. 1 0 8 5 Ceanothus verrucosus wart-stemmed ceanothus 1 gal 5 8 6 Eriogonum fasciculatum California buckwheat 8 1 gal. 10 5 1 gal 5 12 Heteromeles Arbutifolia toyon 5 Ma/osma laurina laurel sumac 1 gal. 10 12 8 Mimulus aurantiacus bush monkey-flower 1 gal. 5 4 5 Opuntia littoralis coastal prickly pear 1 gal. 5 6 5 Quercus dumosa scrub oak 1 gal. 10 10 6 Rhus integrifolia lemonadeberry 1 gal. 5 12 6 Salvia mellifera black sage 1 gal. 10 5 4 Total 100 85 NOTE: The percentage composition is an approximate target to base planting quantities on and not a specific requirement to determine success. DUDEK 12 5332 November 2011 • • - .. IIi • .. ... .. I - - -... IIIII .. - -.. -• • .. • llr • .. Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California Table 4 Southern Maritime Chaparral Restoration Container Plant Palette (0.87 acre) 1 gal seeding of acorns 15 12 150 NOTE: The percentage composition is an approximate target to base planting quantities on and not a specific requirement to determine success. Table 5 Southern Mixed Chaparral and Southern Maritime Chaparral Revegetation Seed Mix (0.92 acre) ,, .. , ':: ':. ·Sdemmc· Nania .. : .·: f, .···.·· J~omrnon Name 0, 'PLS./ Pounds per~~ -:· '.;',/'. '>··'"'': .,. ' ,· ' . ;, . .. ; ; Artemisia califomica California sagebrush Bromus carinatus* California brome Eriogonum fasciculatum California buckwheat Eriophyllum confertiflorum golden yarrow Eschschofzia califomica* California poppy lsocoma menziesii coastal goldenbush Lotus scoparius deerweed Melica imperfects coast range melic Mimu/us aurantiacus bush monkey-flower Nassel/a lepida foothill needlegrass Nassella pulchra purple needlegrass Salvia meflifera black sage NOTE: *Indicates nurse crop species. DUDEK 9 76 7 26 71 8 24 54 4 36 42 43 Total 13 4.0 3.0 6.0 2.0 3.0 1.0 3.0 1.0 3.0 1.0 1.0 3.0 31.0 5332 November 2011 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California Hydroseed Slurry Mix Shall Consist of the Following per Acre: • 2,000 Pounds Virgin Wood Fiber Mulch • Green Marker Dye • *80 Pounds M-Binder or Approved Equal • Seed (as indicated above). *Binder to be incorporated only if installation to occur between the months of November and February 5.3 Final Revegetation Plans (Construction Documents) A set of landscape restoration construction documents (i.e., plans and specifications) shall be prepared by a qualified landscape architect/habitat restoration specialist to implement the design intent for the restoration areas. Plans and specifications shall be prepared using the approved Final Uplands Conceptual Plan as a guide and the City's drafting/CADD standards. The plans shall be submitted to the City for review and approval. 5.4 Planting Techniques Container stock shall be installed using standard horticulture practices. A hole two times the diameter of the root ball will be excavated to the depth of the rootball. Each hole will be filled with water and allowed to drain prior to plant installation. Each container plant rootball shall be lightly scarified prior to installation. Planting backfill shall be amended native soil per recommendations of the soils report. Each container plant will be caged to protect it from herbivory. Each container plant shall have a 6-inch-tall by 18-inch-diameter basin with a 3-inch-thick layer of shredded mulch to reduce weed growth and water evaporation. Care shall be taken to keep mulch off of the actual trunk of the plants to help avoid trunk rot. After installation, each plant shall be thoroughly irrigated to the depth of the rootball. 5.5 Hydroseed Application Once the container stock has been planted and all planting work approved the restoration areas will be hydroseeded with the seed mix shown in Table 5. The habitat restoration specialist shall monitor seeding work and be provided the seed tags to verify the seed mix meets the seed requirements herein and the project specifications. Seed tags shall be available to the City upon request. DUDEK 14 5332 November 2011 -.. --- • IIIII - -.. - - -- ... .. • .. • • II • • II .... ' .. • • • c ,. .. Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California 5.6 Irrigation System and Schedule A temporary on-grade irrigation system will be installed to perform the initial grow-and-kill program and to enhance seedling germination and establishment of both seed and container stock. The irrigation schedule will vary throughout the year based on weather conditions, precipitation, and seed/container plant needs. The irrigation schedule shall be determined in consultation between the habitat restoration specialist and landscape contractor. Irrigation shall be used to maximize plant survival, establishment, and healthy growth. During summer and fall, irrigation should be reduced so that the plants show some signs of water stress and dormancy, a normal condition that is typical for native scrub and chaparral species during the late summer and fall seasons. Irrigation system operation shall be suspended in anticipation of rain events. The system shall be shut off in advance of predicted rain storms and kept off for as long as possible during the rainy season. A rain sensor, master valve, and flow sensor are recommended to be included in the irrigation design. Irrigation will be used during the rainy season if necessary to keep plants alive and healthy. The irrigation system will be operated to establish the restoration area plantings and will be turned off once the plants are well established, which is anticipated to be by the end of the third year. The irrigation system will be removed once the restoration effort has been accepted as successful. 5.7 Erosion Control The container plants and hydroseed slurry (with quick-germinating nurse crop species) will provide erosion control. Where needed, straw wattles or fiber rolls will be installed at the bottom of sloped areas to serve as sediment control devices. The location of these applications will be determined by the habitat restoration specialist. The site will be reviewed for erosion problems by the habitat restoration specialist during regular site visits to determine whether any further erosion or sediment control measures might be necessary. 5.8 Preliminary Schedule An outline of the anticipated project installation sequence and schedule is provided in Table 6. Container plants will be grown at a nursery for installation according to the proposed schedule and allowing for the necessary lead time for plant propagation from seed and cuttings. Weed control will occur prior to initial plant and seed installation as part of site preparation work. Container plant and seed installation is best performed between October and February in order to minimize plant mortality and maximize seed germination. The 5-year biological monitoring and maintenance period will commence upon successful completion of plant and seed installation (typically 120 days) and continues for 5 continuous years. DUDEK 15 5332 November 2011 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California Table 6 Mitigation Schedule Plant and seed ordering 6-9 months prior to anticipated installation Site preparation Late summer/fall of development year Irrigation installation Fall of development year Planting and seeding Fall/Winter/Spring of development year 5-Year Maintenance and Monitoring Program Upon successful installation for 5 years NOTE: Approximate to be adjusted based upon final development timing 5.9 Time Lapse It is estimated that the initial site preparation and installation will take approximately 6 to 8 weeks. The irrigate grow-and-kill period is estimated to take 3 to 4 weeks. Initial site clearing and weed/trash removal will take approximately 3 to 5 days. Irrigation system installation is estimated to take 1 to 2 weeks, and planting and seeding will take approximately 1 week. Once installation is complete the length of time to develop high-quality habitat is largely dependent on a variety of factors including weather, precipitation, drought, the life cycle of the various plant species, herbivory, and weed competition. A longer time period may be required when any of the above factors is unusual. In general, southern mixed and maritime chaparral communities have more slow-growing woody species than coastal sage scrub, but there is considerable species overlap within the understory species between the scrub and chaparral vegetation communities. To help initially establish the intended plant species and to provide a hedge against drought conditions, the addition of a temporary irrigation system for the restoration areas will ensure timely seed germination and seedling and container plant survival until they have become established and are capable of surviving without supplemental water. The anticipated increase in the survival rate resulting from supplemental watering will help the vegetation develop more rapidly than would be expected from a non-irrigated revegetation effort. It is anticipated that the herbaceous and semi-woody species that also occur in coastal sage scrub will provide significant vegetative cover within 2 to 3 years. The slower-growing sclerophyllous chaparral species will take closer to 5 years to obtain significant height and coverage. By the end of the 5-year period, there should be adequate cover by native woody, sub-woody, and herbaceous vegetation such that the site is resistant to invasion by weeds and invasive species; is self-supporting, i.e., does not require supplemental watering; and provides habitat for a variety of bird and other wildlife species, including the coastal California gnatcatcher. DUDEK 16 5332 November 2011 .. - - IIIII -- --- ... - -... - - -.. - 111111 • • .. --... .. ,. .. ,. .. .. • I • • • .. • • • ll 5.10 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California Cost Estimate and Financing Based on this conceptual plan, the cost for implementing the on-site habitat revegetation program is estimated to be approximately $70,000 (i.e., this represents approximately $75,000/acre. for the installation). This includes the cost of site preparation, irrigation, planting, and 120-day plant establishment maintenance. Five years of maintenance and monitoring is estimated to cost approximately $55,000 (i.e., this represents approx. $60,000/acre.). The total cost for the on-site restoration is therefore estimated at approximately $125,000. All costs associated with the restoration effort will be borne by the project owner or other future owners responsible for implementation of the program . 6.0 5-YEAR MAINTENANCE PLAN This 5-Year Maintenance Plan provides direction for expected routine maintenance of the restoration areas to be conducted throughout the 5-year maintenance and monitoring period. This section provides a brief description of these activities. The 5-year maintenance period begins when the habitat restoration specialist certifies that the restoration installation has been completed in substantial conformance with the final conceptual plan and final restoration landscape construction documents (i.e., plans and specifications). The restored southern mixed and maritime chaparral restoration areas will become self- sustaining over time, needing little or no maintenance once established. Maintenance activities will focus on ensuring the establishment. of self-sustaining habitat. Maintenance activities shall include temporary irrigation to foster successful establishment and healthy growth, pest (weed) management, trash removal, and maintaining signage. 6.1 120-Day Installation Maintenance Period The landscape contractor shall complete a 120-day plant-establishment, maintenance and warranty period following completion of the restoration installations. Maintenance responsibilities are defined in Sections 6.3---6.7. The 120-day plant establishment, maintenance and warranty period shall include 100% survival of all container plants, successful germination of the hydroseed mix, and control of all weed species, as determined by the habitat restoration specialist. 6.2 5-Year Maintenance Period Following successful completion of the 120-day plant-establishment maintenance period, a landscape maintenance contractor with experience in southern California native upland habitat restoration shall maintain the restoration areas for the remainder of the 5-year maintenance period. Maintenance responsibilities are detailed in Sections 6.---6.7. The restoration areas shall be irrigated DUDEK 17 5332 November 2011 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California for a period of 1 to 3 years, as determined by the habitat restoration specialist, in consultation with the landscape maintenance contractor. If necessary, corrective measures such as additional planting and seeding will be implemented, if recommended by the habitat restoration specialist, to bring the restoration areas into compliance with the performance standards. 6.3 Irrigation The irrigation system will be used to germinate the hydroseeding and establish both seed and container plant material. The irrigation schedule shall be adjusted seasonally and as needed, based on weather conditions, by the maintenance contractor. The contractor will inspect the irrigation systems regularly and make any necessary repairs and . adjustments as required for proper system operation and coverage. Plants growing near the sprinkler heads may be pruned to maintain adequate sprinkler coverage. Once the plants are well established the irrigation schedules will be reduced and/or terminated at the direction of the habitat restoration specialist. The irrigation systems will be capped and removed once the restoration has been accepted as successful. 6.4 Pest Management In general, little or no pest control is anticipated for the restoration areas except for weed control. The concepts of integrated pest management (IPM) will be used on this project. All weeds shall be controlled at least monthly during the installation and initial 120-day plant-establishment maintenance period and at least seasonally during the 5-year monitoring and maintenance period. All weeds shall be controlled before they set seed and before they attain a height of more than 12 inches. Weed debris and slash shall be promptly removed from the site and disposed of in a legal manner. Perennial species and those requiring root kill shall be carefully sprayed with the appropriate systemic herbicide. Other annual weeds shall be carefully removed using hand tools or carefully spot sprayed with herbicide. Herbicide use shall be pre-approved by the habitat restoration specialist and include a purple dye. Vertebrate pest control is not anticipated as part of this project, nor are insect pests expected to be severe enough to warrant control. If plant diseases become a problem during the plant establishment period, they can generally be controlled using cultural measures. Pest control will be conducted following all applicable laws, regulations, label directions, and safety precautions. Should the contractor require specific pest control recommendations, the contractor shall consult a licensed pest control adviser. The contractor shall provide reports of all pest control measures implemented at the site, including details of methods and materials used, including any pesticide applications. Copies of any written recommendations shall also be provided. DUDEK 18 5332 November 2011 -- ... - -• .. -... -.. .. .. .. • I I Ill II 6.5 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California Soil Fertility Management The addition of mineral soil amendments and fertilizers are not anticipated during the maintenance period. The habitat restoration specialist may recommend applications of fertilizer or amendments to help improve plant health and growth to meet the performance standards if a deficiency becomes apparent. 6.6 Trash Removal Trash shall be regularly removed from the restoration areas by the contractor during each maintenance visit and disposed of legally at an off-site location. Trash shall be removed as needed, but no less than quarterly. 6.7 Access Control Additional fencing or barriers will be installed if necessary to prevent off-road vehicle activity in the restoration areas. Signs will be posted and maintained around the perimeter of the restoration sites at key potential access points to discourage entry into the area. 7.0 MONITORING PROGRAM The habitat restoration specialist shall monitor the restoration areas and prepare annual reports during the 5-year maintenance and monitoring period. Qualitative and quantitative monitoring will be performed, and annual reports will be prepared and submitted to the City. 7.1 Qualitative Monitoring The habitat restoration specialist shall visit the restoration areas monthly during the 120-day plant-establishment period and quarterly for the remaining 5 years. Qualitative visual surveys of the restoration areas shall consist of site inspections to assess plant and seed growth and review maintenance work. The maintenance contractor shall be present during the qualitative surveys, if so directed by the habitat restoration specialist, to review maintenance activities, address specific maintenance needs, and discuss whether remedial measures are needed in order to meet performance standards. General observations, such as plant health, pest problems, erosion, trash dumping, and vandalism, will be noted. Maintenance needs will be documented and submitted to the contractor and the project owner. Recommended remedial measures will be presented to the project owner for approval prior to implementation. DUDEK 19 5332 November 2011 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California In addition, permanent photo viewpoints will be established in each mitigation/revegetation area so vegetation development may be documented throughout the 5-year maintenance-and- monitoring period. 7.2 Quantitative Monitoring Quantitative monitoring shall include conducting dead plant counts of container plant material each September and visually estimating native and weed cover during years 1 and 2. Transects will be established and utilized to collect cover data beginning in year 3. Due to the size and configuration of the restoration areas, the transects will be relatively short. It is anticipated that four short transects laid on in an "X" pattern will be needed. Transect data will be recorded onto field forms and include percentage cover by species, percentage bare ground, and notes on surface condition, e.g., rock, sand, vegetative detritus, etc., and overall species richness within the restoration area boundaries. 7.3 Reporting Annual monitoring reports will be prepared by the habitat restoration specialist to document the progress of the restoration effort, include tabulated transect data, compare results with performance standards, provide representative photographs, and make remedial recommendations, if necessary. The annual reports will be submitted to the City during the 5-year period. 8.0 FINAL PERFORMANCE STANDARDS The goal of the mitigation program is the restoration of native habitat that will provide high- quality SMX and SMC and increase foraging and cover for coastal California gnatcatcher and other wildlife species. In addition, it will reduce the amount of weeds present in the surrounding wildland areas. Performance standards have been established for each habitat type to define when the mitigation/restoration effort is judged to be successful and are outlined in Section 8.3. 8.1 Rationale for Expecting Success This plan proposes to restore native southern mixed chaparral and southern maritime chaparral vegetation within existing disturbed areas that are bordered by native habitat. The restoration areas are currently a mixture of barren, compacted ground and/or heavily invaded with annual grasses, weeds, and invasive species. The soil within restoration area appears the same type as the adjacent habitat and will remain essentially undisturbed from the current condition. Tilling or ripping of areas previously disturbed by vehicles may be necessary to reduce soil compaction. Several composite soil samples will be collected and analyzed to verify conditions and determine whether soil amendments are necessary. Soil amendment recommendations will be provided by DUDEK 20 5332 November 2011 • • I a I .. .. - .... .. • • "' ,; .. • • • • Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California the soil testing lab with the goal to provide a soil condition that will promote native plant establishment and healthy growth, if necessary, based on soil chemistry. Soil texture, slope, and solar aspect are similar to other native habitat areas in the vicinity. The target vegetation type has been modeled after the adjacent native vegetation communities. Species will be arranged according to the micro-climate, aspect, and topography in which the species commonly occurs, so species composition will vary throughout the site. Linear or "com row" planting will be avoided. The plant layout will mimic that of the adjacent habitat to the extent possible. 8.2 Target Functions The primary function of the restored southern mixed chaparral and southern maritime chaparral vegetation is to provide high-quality vegetation similar to that which will be impacted and to provide native habitat for a variety of native plant and wildlife species and an environment that provides suitable forage and cover. To achieve the target functions and values of the proposed restoration program the plan will create a diverse association of plant species that are typical of southern mixed chaparral and southern maritime chaparral habitat. 8.3 Performance Standards Survival of all container plants and germination of the hydroseed mix is required for both SMX and SMC restoration areas at the end of the 120-day plant-establishment period. All dead plants will be replaced and poorly germinated areas will be replanted before the end of the 120-day plant-establishment period if the habitat restoration specialist determines that plant mortality or seed germination progress are unacceptable. Performance standards for SMX and SMC must be attained within the restoration areas at the end of each year of the 5-year maintenance and monitoring program following installation. The long-term performance standards are shown below for native vegetation cover, weed cover, species richness, and the overall survival rate of container plants per each habitat type. These standards are established to help measure the success of the restoration program. Natural recruitment by native species shall also be considered a sign of success and nearby naturally recruiting native seedlings of perennial species may be used to offset container plant losses. Should the habitat restoration specialist determine that any part of the restoration program is not meeting the yearly performance standards the habitat restoration specialist will recommend corrective measures to the owner. The corrective measures will be implemented during the following fall in order to bring the restoration program into compliance with the required performance standards as quickly as possible. These corrective measures may include, but not be limited to, decomapacting the soil, replanting failed areas with container stock of appropriate species, re-seeding, applying fertilizer or other soil amendments, or making adjustments to irrigation and maintenance practices, as recommended by the habitat restoration specialist. DUDEK 21 5332 November 2011 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California 8.3.1 Success Criteria for Southern Mixed Chaparral and Southern Maritime Chaparral Restoration Areas First-Year Performance Standards • 90% survival of planted container stock • 30% native cover (by visual estimate) • No more than 20% non-native weed cover (by visual estimate) • No invasive species present, such as Pampas grass, artichoke thistle, fennel, tree tobacco, castor bean, salt cedar, etc. established in the mitigation/revegetation areas. Second-Year Performance Standards • 80% survival of planted container stock • 40% native cover (by visual estimate) • No more than 15% non-native weed cover (by visual estimate) • No invasive species present, such as Pampas grass, artichoke thistle, fennel, tree tobacco, castor bean, salt cedar, etc., established in the mitigation/revegetation areas. Third-Year Performance Standards • 80% survival of planted container stock • 50% native cover (by visual estimate) • No more than 10% non-native weed cover (by visual estimate) • No invasive species present, • Irrigation ceased at end of third year • Evidence of natural recruitment of native annual and perennial species. Fourth-Year Performance Standards • 80% survival of planted container stock • 60% native cover (by visual estimate) • No more than 10% non-native weed cover (by visual estimate) • No invasive species present • Survival of the restoration areas without irrigation • Evidence of natural recruitment of native annual and perennial species. DUDEK 22 5332 November 2011 -• - ,. I .. " • .. • .. • • - -.. .. .. .. ,. .. .. .. .. I I I p II Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California Fifth-Year Performance Standards • 80% survival of planted container stock • 75% native cover (by visual estimate) • No more than 5% non-native weed cover (by visual estimate) • No invasive species present • Survival of the restoration areas without irrigation • Evidence of natural recruitment of native annual and perennial species . 9.0 COMPLETION OF 5-YEAR PROGRAM 9.1 Notification of Completion Upon completion of 5 years of maintenance and monitoring and achievement of the final success criteria, the City will inspect the restoration site to ensure successful completion and give final approval, if appropriate. The habitat restoration specialist will then prepare a letter indicating that the project is complete and send it to the Wildlife Agencies for final sign-off. The letter shall indicate that the restoration areas are in substantial conformance with the performance standards. If the project does not meet the performance standards, the habitat restoration specialist will make recommendations to bring the project into compliance, and the maintenance-and- monitoring period will continue until the standards are met. 9.2 Contingency Measures Contingency measures will be implemented if the restoration program fails to meet the performance standards at the end of the 5-year monitoring period. Such measures may include planting additional container stock, applying additional seed, conducting additional pest control measures, and/or an evaluation and appropriate modification of the irrigation system. 9.3 Long-Term Management Long-term management of the adjacent open space areas will be consistent with the requirements of the Carlsbad HMP and the preserve management plan prepared for this property and approved by the City and Wildlife Agencies. Long-term management of the restoration areas will commence upon final acceptance by the Wildlife Agencies. DUDEK 23 5332 November 2011 Conceptual Upland Mitigation Plan for the Muroya Property, Carlsbad, California 10.0 REFERENCES Bowman, R.H. 1973. Soil Survey of San Diego Area, California, Part 1. Washington D.C.: U.S. Department of the Agriculture, Soil Conservation Service. 104 pp. + appendices. City of Carlsbad. 2004. Carlsbad Habitat Management Plan. December 1999, as Amended. Final Approval November 2004. Dreistadt, Steve H., J.K. Clark, and M.L. Flint. 1994. Pests ofthe Landscape Trees and Shrubs: An Integrated Pest Management Guide. University of California Division of Agriculture and Natural Resources Publication 3359. DUDEK 24 5332 November 2011 I I 0 J I . I I .. ' ' ....