HomeMy WebLinkAboutPIP 97-07; Newton Business Center; Planned Industrial Permit (PIP) (37)RBRiggan and Associates
Newton Business Center
Brodiaea filifolia
Mitigation/Transplantation Plan
I. Introduction and Background
The Newton Drive Business Center is an approved development of a 179,621 square foot office and
warehouse facility. The Newton Business Center is located in the City of Carlsbad and is a
development of IDI, Industrial Developments International. The subject property is a 16.1 1 acre lot
located northeast of the existing cul-de-sac end of Newton Drive, north of College Boulevard and
east of Faraday Avenue (see Figures 1 and 2). The office/warehouse facility will result in the grading
of approximately 1 1 -acres of the site, the balance being preserved as open space.
Within the 16.1 l-acre ID1 ownership is an existing BrodiaeaJiZifoZia preserve along with a small,
disjunct population of the species beneath the footprint of the proposed development. It is the intent
of the developer to retain and expand the existing preserve. The expansion is necessary to contain
the significant number of individuals adjacent to but outside of the existing preserve fence. In
addition, it is the intent of the developer to transplant the small population of Brodiaea filifolia
presently found within the construction footprint, effectively as a mitigation for anticipated impacts.
BrodiaeaJiZifoZia (Thread-leaved Brodiaea) is rare member of the Liliaceae (the Lily Family).
Perennial, the plant grows from a corm (a thickened under ground stem, as opposed to a bulb, which
is derived from a leaf bud) covered with a dark brown fibrous coat. Three to five extremely long,
linear leaves are produced from the corm and flowering typically occur in the period May to June.
The flower is “violet-red-purple” and the staminodes tapered and reflexed outward against the
perianth.
BrodiaeaJiZifoZia is listed by the State of California as an endangered species. The United States Fish
and Wildlife Service considers it to be a “category I” species and has published a proposed rule
listing it as a threatened species (Fish and Wildlife Service, 1994). No final action has ever been
taken, however, on that proposed rule.
In January of 1995 The California Natural Diversity Database (CNDDB) listed 39 occurrences of
the species in southern California. The majority of occurrences are still extant, and are located in
western San Diego and western Riverside Counties. Typically the species occurs on heavy clay soils
(typically those of the Diablo, Altamont, and Auld series). These clays are developed on topography
of low relief, areas highly suitable for development. It is this latter point that has led to the lose of
much of the historic occurrence of the species and its present endangered status.
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1 1228 Zapata Avenue, San Diego, CA 921 26 Riverside office: (9O9)351 -os09 0 Sari Diego Office: (61 9)23S%4
professional environmental services
This MitigatiodTransplantation Plan provides for the continued maintenance and expansion of the
existing preserve and provides a detailed methodology for the transplantation and monitoring of the
small population within the building footprint. This plan will be implemented by ID1 through The
Environmental Trust. Initial discussions between IDI’s consultant team and the Department of Fish
and Game and the Fish and Wildlife Service, have been conducted (May 1998). Initial meetings have
also been held with The Environmental Trust and the Trust has agreed to accept an endowment and
easement for the preserve along with the long-term management responsibility for the site. This Plan
is being submitted to the Department of Fish and Game in compliance with Section 2081 of the
California Fish and Game Codes.
11. The Newton Drive Brodiaeafilifolia Population
Within the ID1 ownership is an existing, fenced preserve for BrodiaeaJiZifoEia (see Figure 2). This
preserve is CNDDB occurrence #16. It is described in the database as follows:
“Near Brownining Road manufactured housing development. Within fenced area behind
recreation building. Site consists of open grassland with natural Auld Clay lens surrounded
by chaparral. Housing development destroyed site approx. 1984. Bulbs were salvaged from
housing area and population was transplanted to present site.”
A comprehensive biological survey of the Newton Drive Business Center was originally conducted
in the spring of 1997 by RBRiggan and Associates. That spring, for reasons that are not completely
clear, the extant BrodiaeaJiZijoEia population produced neither vegetative nor floral parts that were
observed, despite a diligent search. This, of course, raised questions as to the success of the
transplantation and the viability of the preserve. It has been noted that precipitation during the 1996-
1997 season, while nearly “normal” with respect to total rainfall, was characterized by an early end.
Rainfall ceased abruptly early in March of 1997, with almost no precipitation after that date. Since
the survey of the Tract was conducted in late March and April, with additional field searches for the
Brodiaea in May, it is possible that the observer was on-site after the vegetative material had wilted
and that (due to the lack of spring rain) there was no flowering in 1997.
In late January of 1998, the site was field checked by Julie Vanderwier and Fred Roberts of the
Carlsbad Field Office of the Fish and Wildlife Service. They noted extensive vegetative growths of
BrodiaeaJilijoEia both within and adjacent to the fenced preserve. An additional six or so plants were
also noted within the footprint of the proposed development. It should be noted that while 1997 was
a relatively dry year with the total precipitation being slightly below normal. 1998, however, was
an El Niiio year with total rainfall exceeding 200 percent of normal.
Subsequent field work by RBRiggan and Associates confirmed the large numbers of Brodiaea
JiZifoZia within the preserve fence and immediately adjacent to it to the west (also on Auld Clay). The
number of individuals within the footprint of the building was determined (once the plants had
bloomed (late May)) to be on the order of 50 individuals.
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111. The Mitigation/Transplantation Program
A. Goals of the program. The primary goal of the program is the salvage and successful
transplantation of a small population of Brodiaea filijolia that would otherwise be destroyed by
development. The goal is not to create a new occurrence of the species. The intent is to preserve the
genetic diversity represented by this small population by relocating it to a suitable receptor site,
where it can be afforded protection for the long-term.
B. The Environmental Trust. The Environmental Trust is a non-profit (501(c)(3)) organization
established in San Diego, California for the express purpose of managing biological preserves in
perpetuity. To this end, the Trust accepts fee title to, and easements over, lands intended for such
biological preserves. Long-term preservation is assured through the Trust's endowment;
contributions to this endowment are accepted with each parcel for which the Trust assumes
responsibility. At present the Trust has management responsibility for over 4,000-acres in southern
California.
It is the intent of ID1 that the long-term maintenance and monitoring of both the existing Brodiaea
Jilifolia preserve and the transplanted population be accomplished by The Environmental Trust. To
that end, it is IDI's intent to:
rn transfer fee title to the Brodiaea preserve to TET,
rn retain TET to complete the following transplantation program, and,
rn contribute to TET an endowment in the amount of $1 1,000.00. This endowment will be
utilized by TET to accomplish the long-term maintenance of the Brodiaea preserve and to
perform the necessary monitoring on the transplanted population.
C. Expansion of the Existing Preserve. The existing preserve does not contain all of the adjacent
Brodiaeafilijolia. A number of plants are located on the Auld Clay soils immediately adjacent to
and west of the existing fenced area The design of the project anticipated the sensitivity of the Auld
Clay soils and the footprint of grading was limited to a point west of the existing Auld Clay lens.
The Brodiaea adjacent to the existing preserve lie between the fence and the proposed toe of slope,
further to the west.
In order to expand the existing preserve to include all of the adjacent Brodiaea, ID1 will relocate the
existing fence, and thereby expand, the existing preserve. The relocated fence will include all of the
Auld Clay between the existing fenced location and the proposed limit of grading. It is anticipated
that the new fence will be of the same construction as the existing: 3-foot high chainlink on posts
set on 10-foot centers.
Relocation of the fence will be accomplished in a manner that minimizes effects to existing Brodiaea
within the preserve and will be conducted .under the direct supervision of a qualified biologist.
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Construction of the new fence will be accomplished peripheral to all existing individuals. Removal
of the existing fence will be accomplished solely by hand (no tractors will be utilized). The existing
fenced area and the proposed expansion area are illustrated in Figure 2.
D. Transplantation Methods and Implementation. In preparing this transplantation plan, methods
previously utilized at the present site, along with methodology used by others in completing
Brodiueufilifoliu transplantation projects (notably by Dudek and Associates, 1997), were used as
a reference point for the following methodology.
The following method will be utilized for the transplantation of the Brodiueufilifoliu:
1.
2.
3.
4.
5.
6.
The plants within the footprint of the building are presently in bloom. Each individual plant
(or group of plants) to be relocated will be marked in the field using surveyors lathe and tape.
Plants will be marked by a biologist familiar with the species. At least three individuals of
Brodiuea jolonensis also occur with the 40-50 Brodiueufilifoliu that are to be transplanted.
It is anticipated that all Brodiueu, regardless of species, will be transplanted as a part of this
program.
Although dry, soils at the site are presently workable and hand excavation can be
accomplished without undue effort. Individual plants (or groups of plants if closely
associated) will be excavated by hand to a depth of approximately 10-inches. The stem(s)
and the associated corm will be retained in a soil ball on the order of 5- to 6-9 inches in
diameter and 10-inches high. It is understood that the clay soils are fiiable, but every attempt
will be made to retain the corms within the enclosing soil. The plants with their retained soil
will be transplanted immediately to the receptor site.
The receptor site shall be the existing Brodiueu preserve. Portions of that preserve are located
on Auld Clay but do not apparently support the sensitive species. The individuals to be
transplanted will be located specifically in those areas of Auld Clay that appear to be
presently devoid of Brodiueu.
Placement of the transplanted Brodiueu within the existing preserve will require excavation
of small holes, each comparable in size and shape with the soil mall retained on the corm(s)
being moved. Plants will be placed such that the corm is at the same relative depth below the
soil surface as at the new location as it was at the previous location.
Once all of the visible plants have been transplanted, the clay soils at the donor location will
be excavated by hand to a depth of 12-inches and the soils clumps broken up to reveal any
remaining corms or bulbs. All such material will then be transplanted by hand to an
appropriate location within the existing preserve and planted accordingly.
The location of the transplanted plants and the transplanted corms will be clearly delineated
to allow future examination and assessment of the success of the program.
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7. The Department of Fish and Game shall be given advance notice of the scheduled
transplantation effort. It is the Department’s desire to have a field observer present when the
plants and corms are relocated to the new site.
IV. Monitoring the Newton Drive Bruditaeafilifolia Preserve
Given the apparent success of the 1984 transplantation of BrodiaeaJiZi$olia to the existing preserve
on the ID1 property (after fifteen years the plants are abundant at the site and apparently increasing
in numbers), the potential for the success of the present operation is considered to be relatively high.
The goal of the program is not to establish a new population of the species, but rather to assure the
survival of the transplanted individuals. Success in this case would be defined as the survival of the
individuals (or their off-spring) through the four year monitoring period of the program. Since the
transplanted material is to be set aside fiom the existing Brodiaea locations within the preserve
fence, it should be relatively easy to ascertain the success of the program.
A. Monitoring. Specific monitoring of the transplanted populations will occur during the seven
years following the transplantation effort. The Department of Fish and Game has directed that the
site be monitored for the normal four year period (the normal time fiame for such transplantation
efforts) plus an additional follow-on period of three years. The additional three years of monitoring
is required in that the initial transplantation of the Brodiaea plants occurred under uncertain
circumstances and without the presence of a Department of Fish and Game representative. The
specific goals of the monitoring is to:
w ascertain the success of the transplantation effort,
make recommendations as to necessary maintenance that may be necessary, and,
make appropriate recommendations should the mitigatiodtransplantation effort fail.
Monitoring will commence with the transplantation of the plants and will continue for a total of
seven additional seasons. Immediately following the transplantation and for each of the subsequent
seven seasons:
1. The number of plants (andor corms) transplanted will be quantitatively assessed and the
transplantation site carefully documented. In each subsequent (monitoring) year the number
of plants in either vegetative or flowering conditions within the receptor locations will be
quantitatively determined.
Based on observations at this location, it would appear that the vegetative representation of
the plants in late January (of a high rainfall year) may be quite different than the number of
plants putting out flowers in late May. For this reason it is anticipated that the site will be
monitored twice each year, once near the beginning of the growing season, and once during
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2.
3.
4.
the flowering period of the species.
Photographs of the site will be taken on an annual basis from a fixed location and of a fixed
part of the preserve. This will allow year to year comparison of the conditions of the receptor
areas.
It should be noted that the phenology of Brudiaea$ZifoZia is apparently coupled closely with
the rainfall regime in any one given year. For example, during dry years there may be no
above ground representation of the plants. This variability will have to be taken into account
during the monitoring effort.
The monitoring effort must be carefully delineated and must be quantzped. Identical field
techniques will have to be used from year to year to allow comparison of data.
B. Annual Reports. Annual reports summarizing the information obtained in that year shall be
prepared and submitted to the California Department of Fish and Game, the Fish and Wildlife
Service, Industrial Developments International, Inc., and the City of Carlsbad. These reports shall
summarize the status of the plants in that particular year and shall make any appropriate
recommendations for maintenance. The reports shall contain current year site photographs and shall
detail both the vegetative growth of the BrodiaeaJiZifoZia observed early in the growing season as
well as summarize the flowering of the plants in the May-June period.
C. Maintenance. The existing Brodiaea preserve is located topographically above the adjacent
residential community. As such, there is very little direct influence of the residences on the preserve.
The ID1 development will be located topographically above the preserve but all drainage will be
directed away from the fill bank adjacent to the fence and there is no other immediately obvious
direct effect that the proposed warehouse/office complex could have on the preserve. The
Maintenance of the Brudiaea preserve will generally consist of:
removal of non-native invasive species (to the greatest extent possible) with special emphasis
on those invasives that threaten the BrudiaeaJiZifoZia,
repair and replacement of the fence as appropriate,
appropriate signage will be placed and maintained by The Environmental Trust, and,
ahual inspections (in perpetuity) to assure that no stochastic or catastrophic events have
occurred that demand management attention.
Removal of non-native, adventives is the most pressing management problem. Sweet Fennel
(Fueniculum vulgare) has invaded the preserve and now dominates a significant part of the existing
fenced area. Removal of this species is a first order of business. Virtually the entire preserve supports
some non-native plant material, primarily in the form of a number of grass species. Removal of all
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of these non-natives is not practical and may not be warranted. Management of the site will require
continuous evaluation of the threats that the non-native species pose, along with appropriate
remediation work to remove offensive species.
V. Transplantation and Monitoring Schedule
The mitigation /transplantation program will be performed under the following schedule
Excavate plants and corms from
donor site and relocate to the
First follow-on year monitoring Jan-June 2004
effort
First follow-on Annual Report Summer 2004
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Second follow-on year monitoring
effort
Jan-June 2005
I Second follow-on Annual Report I Summer 2005 I
Third follow-on year monitoring
effort
Jan-June 2006
I Final follow-on Annual Report I Summer 2006 I
Final Agency Sign-off Winter 2006
VI. Completion of Mitigation and Performance Criteria
A. Success Criteria. Successful completion of the mitigatiodtransplantation program requires
survival of a representative population of the transplanted materials to the end of the five year
program. Approximately 50 plants will be moved (along with an unknown number of additional
corms). The emergence of BrodiaeaJilifolia (either vegetatively or as flowering material) is tied to
a large extent to the precipitation regime (both total rainfall and the pattern of that rainfall) of that
particular year. For example, during a particularly dry year, no growth or flowering within any of
the affected Brodiaea filifolia populations would be expected. The following success criteria,
therefore, have been designed to take into account these vagaries.
The “success” of the transplantation program will be defined by the following criteria:
a. The survival of at least 75 percent of the total number of transplanted individuals of
Brodiaea Jilifolia, when:
b. Measured during the last favorable growth year of the five year monitoring period. For the
purposes of this criteria, a “favorable growth year’’ will be:
c. A year during which the rainfall regime and other climatic factors result in the substantial
vegetative growth and flowering of the existing population of Brodiaea Jilifolia located
within the Newton Business Center preserve.
In the unlikely case that the three final years of the five year monitoring effort prove to be low
rainfdl years, such that little growth of BrodiaeaJilifolia occurs within the preserve, the Department
of Fish and Game will make the final determination as to the success or failure of the transplantation
effort.
B. Performance Bond. The applicant will obtain a surety bond in the amount of $25,000.00, as a
contingency against the potential failure of the transplantatiodmitigation program. The bond will
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be held by The Environmental Trust, but the bond will be in favor of the California Department of
Fish and Game. The Department of Fish and Game will have the right to determine the success or
failure of the transplantatiodmitigation program based on the above stated criteria. If the program
is deemed to have failed, then the bond will be “called” and the $25,000 utilized solely for the direct
benefit of BrodiaeaJiZijoZia. Such beneficial uses include, but are not limited to, the acquisition of
additional lands for the preservation of the species, the funding of research on the species, and
similar uses.
If the transplantatiodmitigation program is deemed to be successfid, then the bond will be released
by the Department of Fish and Game prior to the end of the fifth year of the program (or by 1 August
2003). It should be noted that follow-on monitoring of the program by The Environmental Trust will
continue for a period of three years beyond the termination date of the bond (see section V. of this
program).
Comments on or questions about this plan should be directed to the undersigned.
Royce B. Riggan, Jr., AICP
Consulting Biologist
RBRiggan and Associates
20 May 1998
[revised 10 June 19981
Job Number 1652.36A
[:\1652brod.pln]
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0 1996 Thomas Bros. Maps
u Scale: I-inch = 1,000-feet
RBRiggan and Associates Job Number 1652.36A 19 August I997
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RBRiggan Location of the
and
Associates Thomas Brothers Map (0) I IA Newton Drive Industrial Facility on a ~ Figure
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" = 1,500-fet Scale: 1
BRiggan andAssociates Job Numba 1635.36A 19 August 1997
RBRiggan Location of the Newton Drive Industrial
and
Associates
Facility Site on a Scanned Portion of the Figure
U.S.G.S. 7%-Minute San Luis Rey Quadrangle 1
I - ' "I "l ""
I 1 1 1 1 1 I 1 I 1
-
0 50 100 150 200
RBRiggan and Asociates Job Number 1652.36A 20 May 1998
RBRiggan
2 Expansion Area [Site Plan Prepared by Hill Pinckert Architects, Inc.] Associates Including the Location of the BrodiaeaJilifoZia Preserve and the Preserve and Development Plan for the Newton Drive Industrial Facilities Site Figure
RBRiggan and Associates Job Number 1652.36A 20 May 1998 , ~~~~ ~ ~~~ ~ ~~~ ~ ~ ~ ~- ~ ~ . . .. " ~ ~ ~~ ~ ~~ ~~ .
RBRiggan Brodiaea$lgolia - Photographs of the Plants ' Fig u re
and in Bloom in their Natural Habitat and Close-
Associates ups of the Flowers, Showing the Staminodia 3