HomeMy WebLinkAbout2018-01-09; Public Financing Authority; ; Continued to later date: Adopt Resolution authorizing the Chairman to Execute a five-year agreement for Golf Course Management and Operations with JC ManagementAfter reviewing and rating the submittals, the selection committee scheduled interviews with
representatives of both KSM and JCM. On Nov. 9, 2017, those interviews were conducted. On
Nov. 29, 2017, a second interview with representatives of JCM only was conducted.
Upon the conclusion of all of the interviews, the selection committee determined that JCM was
the best qualified firm for recommendation of execution of a new agreement for Management
and Operations of the Golf Course. Coupled with meeting the RFQP evaluation criteria, JCM
was favored due its strong showing in areas such as financial processes/accounting, internal
and external auditing, human resources culture, information technology and administration,
tournament conduction, food and beverage capabilities, sales and marketing, course
maintenance and regulatory compliance, local region industry experience, and leading
Southern California affinity program.
The Administrative Services Director and the Parks & Recreation Director subsequently entered
into management fee negotiations with JCM's Vice President of Golf and Corporate Director of
Golf Operations. JCM representatives committed to the following management fee structure:
Fixed Management Fee
• $135,000 in first agreement year, and adjusted by the Consumer Price Index (CPI), each
agreement year thereafter.
o JCM will remit up to fifty percent of the Fixed Management Fee in the first full
operating year of the agreement, if it fails to maintain gross revenues at equal to
or exceeding gross revenues of the last full operating year of the Golf Course's
previous management and operations firm. JCM will likewise remit fifty percent
of the Fixed Management Fee in future operating years if it fails to meet
budgeted gross revenues for those operating years. The remittance will be
calculated as $1in remittance for every $1 that the actual Gross Revenues for
the operating year falls below the budgeted gross revenues for the operating
year, up to a maximum of fifty percent (50%) of the Fixed Management Fee in
effect for the operating year.
Percentage Management Fee
• 5.5% of total gross revenues in excess of $5,000,000, each operating year of agreement.
o JCM's Percentage Management Fee will not exceed its Fixed Management Fee in
any agreement year.
Based on the results of the RFQP process, the selection committee is recommending execution
of an agreement for Management and Operations of the Golf Course with JCM. Said agreement
is drafted for a five-year initial term, with one optional five-year extension term.
Fiscal Analysis
The fees for this agreement are comprised of two parts: a Fixed Management Fee and a
Percentage Management Fee. The Percentage Management Fee is based on gross revenues -
not net revenues, and cannot exceed the Fixed Management Fee.
January 9, 2018 Item #10 Page 3 of 147
The Fixed Management Fee in the proposed agreement with JCM is $135,000 for the first
agreement year, adjusted yearly thereafter by the CPI (estimated at 2% per year). This fee will
be paid in advance of the first day of each month. $135,000 for the first agreement year is
approximately $600 less than the anticipated Fixed Management Fee for KSM, had the current
agreement been extended.
During the agreement term, JCM will also receive, as a flat Percentage Management Fee, 5.5%
of that portion of total gross revenues in excess of $5,000,000 in each operating year. As an
example, the gross revenues in the last full operating year were approximately $7,119,300. If
the gross revenues in the next full operating year are $7,250,000, JCM will receive a flat
Percentage Management Fee of $123,750 ($2,250,000 x 5.5% = $123,750). Using this example,
the flat Percentage Management Fee is $11,250 less than less than the tiered Percentage
Management Fee for KSM, had the current agreement been extended.
As noted, the Percentage Management Fee cannot exceed the Fixed Management Fee for each
agreement year -e.g., $135,000 for the first agreement year. Therefore, the total
compensation for JCM in the first agreement year will not exceed $270,000. There are
sufficient funds available in the Golf Course Operating Budget to address this management and
operations agreement.
Next Steps
Should the Authority concur with the recommended action, staff will work diligently with JCM
representatives to ensure a smooth transition in management and operations of the Golf
Course from KSM on Mar. 1, 2018. KSM has agreed to a 30-day extension of the current
agreement, which can be executed by the Executive Director of the Board, to assist with this
transition. JCM has developed a management transition plan for the Golf Course, and has
substantial experience assuming management of other golf courses. The corresponding actions
will be intended to make the change in management seamless to patrons of the Golf Course.
Environmental Evaluation (CEQA)
A Final Environmental Impact Report (FEIR 97-01) was prepared for the Golf Course project and
certified by the Planning Commission at its June 7, 2000 meeting, in compliance with the
California Environmental Quality Act (CEQA) Guidelines Section 15090. Executing a five-year
agreement for the Golf Course management and operations is within the scope of the FEIR and
no further environmental review is required.
Public Notification
This item was noticed in accordance with the Ralph M. Brown Act and was available for public
viewing and review at least 72 hours prior to the scheduled meeting date.
Exhibits
1. Resolution authorizing the Chairman to execute a five-year agreement for Golf Course
Management and Operations with JC Management, in an amount not to exceed $270,000
per agreement year.
January 9, 2018 Item #10 Page 4 of 147
bathroom supplies, towels, fuel, cleaning materials, fertilizers, pesticides, seed, maintenance parts and
supplies, office supplies, and other similar items.
1.27 Operating Year -An Operating Year shall be a nvelve (12) month Fiscal year during the
Tenn of this Agreement commencing on July 1 and continuing through June 30.
1.28 Real Property -As designated in the Legal Description as Exh ihit "D".
1.29 Technical Advisory Committee ("TAC") -The advisory group required by the California
Coastal Commission Penn it with respect to the Golf Course.
1.30 · Termination Date -February 28, 2023.
1.31 Weekends -The period commencing at 12:01 a.m. Friday and ending at 11:59 p.m. on
Sunday.
ARTICLE II
GOLF COURSE OPERATIONS AND MANAGEMENT
2.0 Term. This Management Agreement shall commence on March 1, 2018 and terminate on
February 28, 2023 ("Management Term"). This Agreement may he tenninated by the Authority, without
penalty or cause, at any time after the third anniversary of the Agreement if the Authority delivers written
notice to JCM of its intention to terminate. Such notice shall be given at least ninety (90) days prior to such
third am1iversary, or one hundred nventy ( 120) days prior to tem1ination if after the third anniversary. If
such prior '-Vfitten notice is not given by the Authority in the time period specified above, then this
Agreement shall continue until the Termination Date. At the Termination Date, the Management Tenn
may be extended for one additional five (5) year period upon mutual agreement of the parties; provided that
such extension be finalized no less than ninety (90) days prior to the Termination Date.
2.1 Management of the Golf Course bv JCM. The Authority hereby contracts with JCM,
during the Management Term, to manage and operate the Golf Course, pursuant to the terms of this
Agreement, and JCM agrees it shall manage and operate the Golf Course in such manner. Subject to the
tenns of this Agreement, and further subject to the approved Annual Plan, JCM shall have authority and
responsibility to: (a) implement the policies and standards for the Golf Course as reasonably determined by
the Authority; (b) manage and supervise all day-to-day operations of the Golf Course including starting,
course marshals, volunteers, pro shop, player's lounge, building and course maintenance, security, cart
rental, driving range, food and beverage service, golf instruction, administration and budgeting; ( c) subject
to Section 2.17, set, from time to time, greens fees and fees and charges for other uses and items charged
to Golf Course customers; (d) hire, train, and supervise all employees required to carry out JCM's
responsibilities, including with Authority approval, the General Manager and Course Superintendent; (e)
acquire all goods and services necessary to carry out JCM's responsibilities; (f) acquire all necessary
licenses and permits for the operation of the Golf Course including those related to food preparation and
alcoholic beverages; (g) manage all course reservations, tee times, and tournaments, including special
events or other activities reasonably requested by Authority; (h) manage all marketing and promotional
activities and customer service relations; (i) manage accounting and payroll procedures and functions; and
(j) prepare such annual and other plans and reports as set forth in this Agreement. The Authority agrees
that it shall cooperate with JCM to pem1it and assist JCM to carry out its duties under this Agreement.
2.2 Authority to Set Fees, Charges and Prices. Nonvithstanding any authority given in this
Agreement to JCM to set fees, charges, and prices, the Authority Board of Directors shall have the superior
authority to set fees, charges, and prices at the Golf Course.
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GS-DOCS\97931174.4 January 9, 2018 Item #10 Page 11 of 147
PERSONNEL
2.9 General Subject to Section 2.l(d), JCM shall employ all of the employees of the Golf
Course. JCM shall recruit, hire, train, discharge, promote and supervise the management staff of the Golf
Course (i.e., the General Manager, the Course Superintendent, and other key persormel), and JCM shall
supervise through the management staff the recruiting, hiring, training, discharge, promotion and work of
all other employees of the Golf Course. All employees of the Golf Course shall be properly qualified for
their positions.
2.10 Emplovee Benefit Plans. JCM shall have the right to provide eligible employees of the
Golf Course with employee retirement benefits and disability, health and welfare benefits, and other benefit
plans now or hereafter available to employees of other golf courses and country clubs operated by JCM,
and the allocable share of such employee benefits shall be a Golf Course Expense.
2.11 Temporarv Assignment of Other JCM Personnel. If the position of General Manager,
Course Superintendent, or other Key Management Employee positions of the Golf Course are not filled for
whatever reason, JCM may temporarily assign to these positions the staff of other golf courses and country
club Golf Courses operated by JCM or other qualified JCM staff; provided, however, that said temporary
assignment shall not exceed ninety (90) days without the written approval of the Executive Director. During
such time as these employees are temporarily assigned to the Golf Course, all such employees will be paid
a pro-rata share of their regular Employee Compensation equal to the actual time such employees worked
at the Golf Course which shall be a Golf Course Expense and the Fixed Management Fee shall be increased
or decreased accordingly.
2.12 Kev Management Emp]oyees. The General Manager of the Golf Course shall be
responsible for the day-to-day management and operation of the Golf Course. The name and telephone
number (both home and business) of the General Manager shall be provided, in writing, to the Executive
Director and shall be current at all times. The General Manager shall be reasonably available during nonnal
vmrking hours to meet with the Executive Director. After normal working hours, the General Manager
shall be reasonably available to appear at the Golf Course if deemed necessary by the Executive Director.
The Course Superintendent for 1he Golf Course shall be certified by the Golf Course Superintendents
Association. The General Manager for the Golf Course shall be a cmTent Class "A" member in good
standing of the Professional Golf Association or the Ladies Professional Golf Association. The Executive
Director shall have the right to approve the individuals who JCM intends to hire to fill the positions of
General Manager and Course Superintendent (regardless of the titles given for such positions by JCM)
(collectively, the "Key Management Employees"), which approval shall not be unreasonably withheld.
2.13 JCM Acknowledgment of Regulatory and Permit Documents: Easements. JCM
acknowledges that it has been provided copies of the Regulatory Pennits pertaining to the Golf Course
property, attached hereto as Exhibit E, consisting of:
1. State Water Resources Control Board, WDID No. 937C33 7203, dated 10/17 /05;
2. California Department offish and Game, Stream bed Alteration Agreement No. 5-
122-00, dated June 30, 2004;
3. United States Army Corps of Engineers Permit No. 972020600-SMJ, dated I /5/05,
modifying permit No. 972020600-MAT, dated September 30, 2000;
4. California Coastal Commission Coastal Development Permit No. A-6CII-00-087,
Notice of Acceptance, dated April 25, 2005;
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CS-DOCS\97931174.4 January 9, 2018 Item #10 Page 17 of 147
5. City of Carlsbad, Endangered Species Act Incidental Take Permit No. HJv1P 04-
01, dated December 5, 2004; and
6. San Diego Gas and Electric Company, Letter of Permission for Grading and
Construction of Jmprovements, dated June 23, 2005.
2.14 Publicity. Any commercial advertisements, press releases, articles, or other media
information using Authority's or City's name shat I be subject to the prior approval of the Executive Director
which approval may be or withheld in the Executive Director's sole and absolute discretion.
2.15 Specific Operating Procedures. In addition to the more general responsibilities of JCM
as manager of the Golf Course as provided in this Article II, JCM shall operate and manage the Golf Course
in accordance with operating procedures consistent with the approved budget and Annual Plan.
2.16 Golf Course Hours of Operation. Except upon the occurrence of the events described in
Article VJJI of this Agreement, the Golf Course shall be operated on a daily basis all year and shall not be
closed on holidays. The Golf Course shall be kept open during all hours necessary to adequately serve the
public utilizing the Golf Course, subject to the specific conditions of the Conditional Use Permit and except
for instances in ·which nonnal maintenance requires temporary closure. The driving range may be open
when the Golf Course is closed, subject to the conditions of the Conditional Use Permit. The inside food
and beverage services of the Golf Course Clubhouse shall be open as detennined in the Annual Plan. The
permitted hours for food and beverage services in the Golf Course Clubhouse restaurant shall be as provided
in the Conditional Use Permit.
FEES AND CHARGES
2.17 Setting of Fees. JCM shall, from time to time, set the amount for fees and charges for
services at the Golf Course, including greens fees (which shall include use of a golf cart), golf club rental,
and driving range. All fees, charges, and prices at the Golf Course set by JCM shall be comparative and
competitive with other first class public golf courses in San Diego County and approved by the Executive
Director. All fees and charges shall be set first to ensure coverage of Golf Course Expenses, Management
Fees, and debt service, if applicable, and secondarily, to provide a benefit to residents of Carlsbad. The
green fees shall be recommended in the Annual Plan. JCM acknowledges that Authority obtained public
and/or private financing for construction of the Golf Course, and that such financing required Authority to
control the setting of other charges, and prices at the Golf Course in addition to green fees.
2.18 Citv Use Day. The Authority/City shall have the right to designate a day for its exclusive
use of the Golf Course and all improvements free of charge once a year on a Monday through Thursday
only.
2.19 Resident Green Fee Discount. JCM shall establish a "Resident Green Fee Discount,"
whereby Carlsbad residents shall receive a discount on green fees. JCM shall recommend the amount of
the resident green fee discount and include the recommended discount in the Annual Plan. JCM shall
develop all necessary rules and procedures for implementing the Resident Green Fee Discount, which rules,
and procedures shaJI be subject to the prior written approval of the Executive Director. JCM may also
recommend discounted rates for otl1er specified groups, as approved by the Authority or as set foiih in the
Annual Plan.
2.20 Food and Beverage Operations. The Golf Course shall include a restaurant located in the
Golf Course Clubhouse and a snack bar, which shall be operated in accordance with the Conditional Use
Permit. Temporary fixed food stands shall not be installed on the Golf Course except for special events.
JCM shall provide a staffed food service and beverage cart for the service of players on the Golf Course
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during peak hours of operation. JCM shall comply with a11 requirements of state and local law governing
the sale and distribution of alcoholic beverages. JCM shall obtain and maintain all pennits from all
governmental agencies having jurisdiction for all food and beverage operations at the Golf Course,
including holding a liquor license in the name of JCM or a JCM Affiliate. JCM shall comply with all health
law and regulations as existing or as may be established by the federal, state, county, and city governmental
agencies. All food service employees shall possess valid food handler cards, and a copy of these cards shall
be maintained in the administrative office at the Golf Course. JCM, for all food and beverage employees,
shall comply with all applicable codes and regulations as relates to tuberculosis and other health and disease
testing -as now or hereafter required by applicable law. Prices of food and beverages sold at the Go1f
Course shall be market rate and competitive ·with prices charged at comparable first class public golf courses
in San Diego County.
2.21 Office Operations. JCM shall employ sufficient administrative staff at the Golf Course
to permit JCM to competently perform JCM' s obi igations under this Agreement. Upon Autl1ority's v,;ritten
request, JCM shall provide the Executive Director with a written job description for each management
position at the Golf Course. The Executive Director shall keep these job descriptions in strict confidence,
subject to applicable public records disclosure laws. JCM shall maintain at the Golf Course copies of all
JCM corporate policies and procedures, as such may be changed from time to time.
2.22 Safety and Security. The Golf Course shall comply with all safety regulations of federal,
state, and local governmental agencies, including without limitation any requirements imposed by
California Labor Code Section 6300 et seq. and regulations promulgated with respect thereto, and
applicable federal occupational, health, and safety laws and regulations. JCM shall take all reasonable
actions to protect the safety of all Golf Course employees and customers. The Golf Course shall contain
appropriate security systems, including video monitoring of cash operations, security alarm systems,
motion detection sensors for after-hours control, and locks for the maintenance yard and perimeter gates.
The alarm system at the Golf Course shall be tied into an ai1tight monitoring station. JCM shall keep for
seven (7) days computer back-up tapes for all accounts payable and accounts receivable information. All
records at the Golf Co urse shall be kept in fireproof files and made available to the Authority upon request.
2.23 Contracts and Agreements. JCM shall negotiate, consummate, enter into, and perfom1,
on behalf of Authority, such agreements as JCM may deem necessary or advisable for the furnishing of all
food, beverages, utilities, concessions, entertainment, operating supplies, equipment, repairs and other
materials and services as JCM determines are needed from time to time for the management and operation
of the Golf Course. JCM shall not be obligated to sign any leases or other agreements in JCM's name
except for any employment related agreements, if any, which shall be in JCM's name (or the name ofJCM's
Affiliate). Nohvithstanding the above, any contract which exceeds Thirty-Five Thousand Dollars ($35,000)
in total payments over the term of such contract or which has a term of over one (1) year shall be negotiated
by JCM but provided to Authority for its approval and signature.
2.24 Alterations to Buildings. JCM shall not make any substantial alterations, additions, or
changes to the exterior appearance or the structural nature of the Golf Course Clubhouse, go1f pro shop,
maintenance building, or other buildings located at the Golf Course without the prior consent of the
Executive Director.
2.25 Operations and Maintenance Standards. The parties acknowledge and agree that the
Golf Course shall be operated and maintained as a first class golf course. As used herein, "first class golf
course" shall mean a golf course comparable to the follmving golf courses in San Diego County: Torrey
Pines -City of San Diego, California; and Encinitas Ranch -City of Encinitas California, as they existed
on the Effective Date of this Agreement. In addition to all other responsibilities of JCM under this
Agreement, JCM agrees that at all times during the term of this Agreement, the Golf Course shall be
operated and maintained in accordance with the written standards to be agreed upon by Authority and JCM
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(d) The amount of any gratmt1es paid or given by customers to Golf Course
employees, or service charges added to customer billings, which represent gratuities to Golf Course
employees;
(e) Gross receipts received by licensees or concessionaires, except to the extent any
portion of such receipts is received by the Golf Course;
(f) Proceeds of insurance other than business interruption insurance or similar types
of insurance;
(g) Receipts from public telephones and vending machines, except to the extent of
commissions paid to JCM or Authority;
(h) Proceeds of any borrowings by JCM or Authority;
(i) Any amount received by JCM in connection with any claim, demand, or la,vsuit,
except when such amount is for interrnption or loss of Golf Course business;
U) Any additional funds provided by the Authority for, or paid by the Authority for,
any Golf Course purpose; or
(k) Interest earnings on any Golf Course funds.
ARTICLE V
ACCOUNTS: WORKING FUNDS; DISBURSEMENT OF
FUNDS; RECORDS AND REPORTS; GOLF COURSE EXPENSES
5.0 Golf Course Accounts. JCM shall use the established bank accounts for the Golf Course.
Individuals designated and approved in writing by the Authority as vvell as City employees designated in
writing by the Authority shall be signatories on the accounts, and JCM will not change the signatories of
such accounts or close such accounts without the prior written consent of the Authority. The Authority
shall not close tl1e accounts without ten (10) days written notice to JCM. .JCM shall deposit in the Golf
Course Accounts all monies received from the operation of the Golf Course. Any interest earned on monies
in the Golf Course Accounts shall be the property of the Golf Course. The funds in the Golf Course
Accounts shall be disbursed by JCM for the purposes set forth in Section 5.1 below. Nohvithstanding the
provisions of the foregoing sentence, JCM shall be entitled to maintain funds in reasonable amounts in
"cash register banks" or in petty cash funds at the Golf Course. No later than fifteen ( 15) days after the
Effective Date (and in any event, prior to JCM's incurrencc of any Golf Course Expenses), the Authority
shall fund for deposit into the Golf Course Accounts, Advances equal to one (I) month's estimated Golf
Course Expenses (including payroll) equal to the highest monthly operating budget identified in the current
approved Annual Plan (the "Operating Expense Minimum"). The Authority shall maintain the Operating
Expense Minimum in the Golf Course Accounts at all times. JCM shall be responsible for the payment of
Golf Course Expenses as incurred in accordance with the monthly operating budgets set forth in the
approved Annual Plan directly from the Golf Course Accounts, but only to the extent funds have been made
available by the Authority. .TCM shall provide Authority with statements infonning Authority of the
amounts needed in the Golf Course Accounts in order to pay operating expenses and payroll and Authority
shall make sure that the Golf Course Accounts contain such needed amounts before they become due and
payable. Authority may not offset amounts needed for payment of operating expenses and payroll against
!he Operating Expense Minimum, as the Operating Expense Minimum shall be available solely for payment
by JCM of unanticipated Golf Course Expenses. JCM shall have no liability for, and shall not be obliged
to process or othenvise address, any and all expenses of the Golf Course incurred prior to the Effective
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Date. All Golf Course funds held by JCM, whether the Advances or monies held by JCM in "cash register
banks" or petty cash funds at the Golf Course, shall be owned and controlled by The Authority.
5.1 Disbursements from Golf Course Accounts. From the Golf Course Accom1ts (or, if
appropriate, from "cash register banks" or petty cash funds available at the Golf Course), JCM is authorized
to pay the following:
(a) Golf Course Expenses as and when incurred; provided, however, that (1) the
amount disbursed shall constitute a Golf Course Expense, and (2) JCM shall provide the Executive Director,
within ten (10) days following the end of each calendar month, an accounting delineating the Golf Course
Expenses disbursed from the Golf Course Accounts for such preceding calendar month (e.g., accounting
due not later than April 10 covering the immediately preceding month of March);
(b) The Fixed Management Fee; provided, however, that such disbursement/payment
to JCM shall be paid in accordance with the tenns of Section 4.1;
( c) The Percentage Management Fee, if applicable; provided, hmvever, that
(1) Such disbursement/payment to JCM shall be paid in arrears on not more
than an annual basis pursuant to Section 4.2, and
(2) JCM shall provide the Executive Director, within ten (I 0) days following
the end of the Operating Year, an accounting delineating the calculation of the Percentage Management
Fee for tl1e annual period for which the Percentage Management Fee is disbursed/paid to JCM. The
Percentage Management Fee shall be adjusted if necessary to agree with audit.
( d) All accrued (but undisbursed) Capital Improvement Funds as provided in Section
2.5;
(e) Amounts needed to maintain the Operating Expense Minimum; and
(f) The Available Funds payable to the Authority pursuant to Section 5 .2.
JCM shall maintain at all times, in accordance with the Annual Plan, sufficient funds in the
Golf Course Account to satisfy the daily working capital needs of the Golf Course, JCM shall only disburse
funds from the Golf Course Accounts to pay accrued Capital Improvement Funds when tl1ere are sufficient
funds available in the Golf Course Account to satisfy the daily working capital needs of the Golf Course.
In the event Gross Revenues are insufficient to pay the amounts set forth in the foregoing
subparagraphs (a), (b), and (c), Authority, after reviewing Golf Course Accounts and confirming the
insufficiency of Gross Revenues to meet the obligations to pay (a), (b), and (c) above, shall remit to JCM
such funds as necessary for (a), (b), and (c) to be paid.
5.2 Available Funds. If after payment of the Golf Course Expenses, the Fixed Management
Fee, and the Percentage Management Fee (if applicable), maintenance of the Operating Expense Minimum,
and all accrued Capital Improvement Funds, then any excess funds in the Golf Course Accounts "Available
Funds" shall be disbursed by JCM to Authority. The Available Funds shall be disbursed to Authority
monthly at the same time as the monthly profit and loss statements required by Section 5.6 or within 20
days of month end, whichever occurs first.
5.3 Remaining Funds. Upon the expiration or earlier termination of this Agreement, all funds
remaining in the Golf Course Accounts, after payment of the Golf Course Expenses, Fixed Management
Fee, and the Percentage Management Fee (if applicable), shall be disbursed by JCM to Authority ·within
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L'S-DOCS'.97931174.4 January 9, 2018 Item #10 Page 28 of 147
(2) Proceed to remedy the event of default. All sums so expended or
obligations incurred by the Authority in connection therewith, with the exception of attorneys' fees, shall
be paid by JCM to the Authority within thirty (30) days after ,vritten demand by the Authority, and in the
event of a failure of JCM to provide such reimbursement, the Authority may, at the Authority's option,
deduct all costs and expenses incurred in connection with remedying the event of default from the next
sums becoming due to JCM from the Authority under the tenns of this Agreement; and
(3) Terminate this Agreement by written notice of termination to
JCM. Upon proper termination of th is Agreement, JCM shall surrender occupancy of the Golf Course to
the Authority.
(b) JCM Remedies. Upon the occurrence of an event of default by the
Authority, JCM may:
(1) Demand payment of all amounts due JCM under the terms of this
Agreement and demand the payment of all costs, damages, expenses, fees of JCM due to the Authority's
event of default;
(2) Tenninate this Agreement by JCM's written notice of termination
to the Authority. In such event, the Authority shall pay to JCM within sixty (60) days of termination an
amount equal to the total unpaid Management Fees that JCM ,vould have earned had the Agreement
remained in effect until the Tennination Date. If the Authority is in material breach of this Agreement, the
parties agree that the Authority shall pay One Hundred Thousand Dollars ($100,000) to JCM as liquidated
damages fo r its breach which is a fair and reasonable estimate of the damage caused thereby to JCM in
addition to the unpaid management foes to be paid in accordance with the preceding sentence.
6.6 Remedies Cumulative. Neither the right of termination, nor the right to sue for damages,
nor any other remedy available to a party under this Agreement shall be exclusive of any other remedy
given under this Agreement or now or hereafter existing at law or in equity.
6.7. Consequential Damages. NOTWITHSTANDING Ai"'\l"YTI-IING TO THE
CONTRARY IN THIS AGREEMENT OR UNDER APPLICABLE LAW, IN ANY EXPERT
RESOLUTION, LAWSUIT, LEGAL ACTION OR PROCEEDING BETWEEN THE PARTIES
ARISING FROM OR RELATING TO THIS AGREEMENT OR THE GOLF COURSE, THE
PARTIES UNCONDITIONALLY AND IRREVOCABLY W ATVE AND DISCLAIM TO THE
FULLEST EXTENT PERMlTTED UNDER APPLICABLE LAW ALL RIGHTS TO ANY
CONSEQUENTIAL, LOST PROFITS, PUNITIVE, EXEMPLARY, STATUTORY OR TREBLE
DAMAGES (OTHER THAN STATUTORY RIGHTS AND 11ANAGER'S RIGHT TO
RECEIVE ANY TERMINATION FEE IN ACCORDANCE WITH SECTION 6.5, AND
EXCEPT FOR A CLAIM FOR RECOVERY OF ANY SUCH DAMAGES THAT THE
CLAIMING PARTY IS REQUIRED BY A COURT OF COMPETENT JURISDICTION OR
THE EXPERT TO PAY TO A THIRD PARTY), AND ACKNOWLEDGE AND AGREE THAT
THE RIGHTS AND REMEDIES IN THIS AGREEMENT, AND ALL OTHER RIGHTS AND
REMEDIES AT LAW AND IN EQUITY, WILL BE ADEQUATE IN ALL CIRCUMSTANCES
FOR ANY CLAIMS THE PARTIES MIGHT HA VE WITH RESPECT TO DAMAGES.
ARTICLE VII
TITLE MATTERS: ASSIGNMENT
7.0 Ownership of Improvements and Personal Property. All improvements to the Golf
Course made during the term of this Agreement and all Furnishings and Equipment and Operating Inventory
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EXHIBITS:
Exhibit A -
Exhibit B
Exhibit C
Exhibit D -
Exhibit E
Golf Course Operations and Maintenance Standards Evaluation Fonn
Habitat Preserve Area
Turf and Pest Management Plan I Integrated Pest Management Plan
Legal Description of Real Property
Regulatory Permits
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US-DOCS\97931174.4 January 9, 2018 Item #10 Page 40 of 147
RATING SHEETS
GREENS
QUALITY STANDARDS: Smooth, uniform, turf, firm, but not hard, well-defined, consistent, of
suitable speed (suggested 9 to 9.5 on the Stimp Meter depending on season and weather
condition) for the location. Cups placed in accordance with USGA recommendations. Flags
must stand straight up. Cups, poles and flags are uniform, clean and in good repair. Pin
placements must in line with daily GPS settings.
1. Quality. How do they putt and play?
100% Turf cover, smooth and uniform. Do the greens hold approach shots? Are the cups
cut cleanly and in proper location? No diseases, weeds, insects, rodents, bare spots or
numerous pitch marks.
Unacceptable Needs Improvement Acceptable
2. Appearance. How do they look?
Color and texture of the greens turf, uniformity of the mowing, condition of cup, flag and
pole, condition of the areas around the greens. No diseases, weeds, rodents, or off-color
areas.
__ Unacceptable --Needs Improvement __ Acceptable
Green Bunkers. How do they play and look?
Sand surface is uniform and smooth, and is adequate depth for play. No weeds, debris or
rocks in traps. Adequate number of rakes, in good condition and properly placed. Quality of
mowing/trimming around traps. As necessary, edge traps to always maintain a neat lip.
Appropriate drainage.
Unacceptable Needs Improvement Acceptable
FAIRWAYS AND ROUGHS
QUALITY STANDARDS: Fairways -Smooth, uniform turf cover, smooth mowing and trimming,
clean, firm but not hard, well defined, that properly supports the ball for play. Divots must be
repaired in a timely manner. Roughs -Properly mowed and trimmed, clean and adequately
uniform for play, distinct in height from fairways. Perimeter fencing properly trimmed at all
times.
1. Quality. How do they play?
Mowing height of fairways and roughs is within USGA specifications, mowing frequency is
appropriate for the turf type and season. Second cut of rough. Fairway turf properly
supports the ball for play. Able to find the ball in the roughs. Absence of wet or dry spots in
play areas. No visible clippings. Appropriate drainage.
Unacceptable Needs Improvement Acceptable
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January 9, 2018 Item #10 Page 49 of 147
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1.0 INTRODUCTION
This Turf and Pest Management Plan (TPMP) has been prepared to identify turf and
pesticide management practices for the proposed Carlsbad Municipal Golf Course and to
satisfy a portion of the permit processing requirements of the California Coastal
Commission.
The City of Carlsbad recognizes the importance of sound environmental stewardship, and
is committed to optimizing its golf course management practices to protect the
environment within, and surrounding, the golf course. This includes minimizing the use
of fertilizers, irrigation, and pesticides to the extent practicable.
This TPMP is based upon an Integrated Pest Management (1PM) strategy. An IPM
program is a multidisciplinary, ecologically-based pest management system that uses all
available methods to keep pests at acceptable levels while minimizing the effect on
people, the environment, and the turf. IPM uses systematic, disciphned, and documented
cultura] practices as a first line of defense for pest control. Examp]es of cultural methods
to control pests include optimizing turf health tlrrough turf management practices ( e.g.,
mowing, fertilization, irrigation, aeration, and thatch management) to enhance natural
plant resistance to pest infestation, optimizing habitats for beneficial species, and
minimizing turf damage from routine golf course operations. On occasion, when cultural
practices are not fully effective at controlling pests, and defined pest damage thresholds
have been exceeded, the use of pesticides to manage pest damage may be required.
The following document defines the proposed ~rfgrass, non-turfgrass, and aquatic
management areas of the golf course; cultural practices, pests of concern, pest monitoring
strategy, pest damage tlrreshold levels that when exceeded require action; and the proper
action to be taken under these circumstances.
The Carlsbad Municipal Golf Course Superintendent (Superintendent) is a primary factor
in the success of the implementation of this plan. The Superintendent assumes
responsibility for managing and maintaining golf course property, including the golf
course. The TPMP will identify the overall turf and pest management philosophy to be
implemented at the golf course, while stiJI allowing for the professional judgment of the
Superintendent.
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Encourage composting onsite (See Section 7.0) .
Identify pests likely to be encountered (See Section 8.0) .
Establish threshold levels for each pest, which, when exceeded, triggers corrective
action (See Section 9.0).
Scout and mon1tor for the presence of pests (See Section IO.I) .
Implement sequential corrective action when pest threshold levels have been
exceeded. The first course of action wj]l be to adjust maintenance practices.
Second, biologfral controls will be used where applicable. In the event that these
two measures do not correct the problem, minimum amounts of selective
chemical agents may be applied in a highly-targeted fashion (See Sections 10 and
11 ).
• Document all scouting and monitoring observations, treatments, and treatment
results (See Section 10.1 and 11.10).
4.0 AREA DEFINITION
The proposed Carlsbad Municipal GoJf Course is an 18-hole championship golf course in
the northwestern quadrant of the City of Carlsbad. Palomar Airport Road forms the
southern boundary of the site, Hidden Valley Road forms the western boundary, and the
soutl1em edge of Faraday Avenue forms the northern boundary. In addition to the golf
course, the property includes a clubhouse, maintenance facility, driving range, conference
center, and pads for industrial/golf related uses.
The golf course wi11 incorporate natural features of the landscape into the golf course
design. From the outset, the golf course was designed to minimize impacts to the
sensitive resources on the project site.
The golf course includes both managed and non-managed areas, incJuding turf grass and
non-turf grass areas, which are described below.
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4.1 Turf grass Areas
Turf grass areas include the putting greens, the tees, the fairways, and the playable rough.
Bentgrass will be used for the puttlng greens. Bermudagrass will be used for the teeing
areas, fairways, and some portions of the playable rough. Fescue will also be used in the
playable rough. Table 1 summarizes the turfgrass areas and the generalized maintenance
requirements for each area. Additionally, dctalled turfgrass management practices are
discussed jn Section 5.0.
Table 1
Turf grass Area Definitions and Maintenance Requirements
Arca Fertilizer Irrigation Mowing Cultural
Requirements Requirements Frequency Frequency
Greens Medium Medium High
Tee Surface Medium Medium Medium
Fairway Low Medium Medium
Playable Rough OJ NIA NIA Very low -Nonplayable NIA NIA NIA
Roughm -~ -· . ' . . Note: (1) Mllllmal fert1hzat10n or ungatwn will occur m the playable rough .
(2) No maintenance will occur within the nonplayable rough.
4.2 Non-Turf grass Areas
mm
Medium
Medium
Very low
Very]ow
..
Non-turf grass areas consist of bunkers, aquatic areas, buffer zones, and natural areas.
4.2.1 Bunkers
Faiiway and green-side bunkers will be located throughout the course. Bunker sand is
maintained at a depth of 4 to 6 inches. Bunker management consists primari]y of raking
and smoothing the sand contained in the bunkers, cleaning, and hand weeding.
Occasional trimming of the bunker edge with a mechanical edger is required to maintain
the original edge of the bunker. No chemicals will be applied to the sand bunkers.
4.2.2 Aquatic Areas
Proposed aquatic areas at the go]f course incJude three man-made water features (ponds)
and wetland mitigation areas.
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of Carlsbad, and will be supervised by a biologist. Otherwise, golf course staff will not
conduct maintenance in the riparian areas.
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4.2.3 Riparian Buffer Zones
A native buffer will be created along the perimeter of the stream course. The objective of
the buffer is to provide a transition from the nonnative species mix used on the fairways
to the golf rough. This transition wilJ reduce the potential of encroachment of species
from the manicured golf course to the adjacent riparian habitat. The buffer includes two
separate planting mixes: playable rough and nonplayable rough.
Playable Rough
The playable rough wi11 contain an open vegetation type, predominantly native grass
species. Table 2 summarizes the proposed species for the playable rough native riparian
buffer_ This area has been designed to capture the first flush rnnoff of 0.5 inches. The
playable rough buffer adjacent to the riparian habitat will not be irrigated or managed
through supplemental application of fertilizer. Periodic mowing wil1 occur within this
area.
Nonplayable R ough
A 50-foot buffer has been established from the edge of the playable course (play~ble
rough) to the edge of the proposed wetland mitigation site. This area is defined as the
nonplayable rough, and wiJJ be planted with a mix of native species. The nonplayable
rough wi11 support more dense vegetation and be generally less than 3 feet in height.
This area has a]so been designed to capture the first-flush runoff of 0.5 inch.
Physical barriers (split-rail fence, «poison oak" signage, and "rattlesnake" signage) will
be used lo discourage ingress into the sensitive resource areas. Barrier plantings
(including California rose and California blackberry) wi11 be used in the buffer to further
reinforce the out-of-bound areas. Table 3 presents a list of species to be in the
nonplayable rough native riparian buffer. Many of the species a1ready exist on the
project site.
Periodic removal of exotic species may occur within the nouplayable rough as part of the
mitigation plan. . This removal of exotic species would be coordinated by the City of
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Mowing height for the tees will typica11y be 0.25 to 0.5 inches (5/16 to 5/8 inch). Grass
clippings wi11 be removed from the surface.
Bennudagrass will also be used in the faiiways. Mowing will occur three to five times
per week and will consist of a multidirectional mowing pattern. Mowing heights for the
fainvays wil1 typica11y be 0.44 to 0.63 inches (7/16 to 5/8 inches). Grass clippings wi11
be returned to the surface.
Bennudagrass and a fescue mix will be used for the primary rough. In these areas,
mowing will occur one to t\vo times per week. For those areas where the primary rough
is near sensitive riparian habitats, a mix of native grasses, as noted in Table 2, will be
used. Mowing heights for the primary rough will be 1.5 to 4.0 inches. Grass clippings
from the primary rough will be returned to the fairway surface.
5.2 FertiJization
TI1e objective of the fertilizer program is to provide optimal nutrient availability to the
turf while simu]taneously avoiding the application of excess nutrients to avoid weed
infestation, disease development, and nutrient runof£/1eaching. Accordingly, this plan
emphasizes a balance between optimizing turf vigor and preventing nutrient
runof£'1eaching. The use of natural based fertilizers will be emphasized in this program.
The Superintendent wiJI use slow-release, nahrral based fertilizers to the extent
practicable
5.2.1 Soilffissue Nutrient Testing
Testing for nutrient composition provides valuable infonnation that al1ows for the
development of a strategic fertilization plan and provides insight into the effects of
existing cultural practices. Tissue nutrient testing provides information relative to
nutrient uptake and plant-available nutrients. At the discretion of the Superintendent,
soil/tissue testing will be performed on select areas of the golf course to baseline
information for the development of fertilization programs. The following procedures,
which have been identified by the North Carolina State University Turf grass
Environmental Research and Education Center shall be foJJowcd for soil sampling:
• Wait a minimum of 3 to 4 weeks after the last fertilization before sampling.
• Be sure to submit a sample for analysis that truly represents the area.
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Ensure the equipment used to take the sample is clean and free of contaminants,
and clean the equipment between samples.
Sample at a uniform depth -2 inches for greens and tees .
Take 15 to 20 soi] cores from each area being tested, using a one inch diameter
soil probe and thoroughly mix them in a plastic container of paper bag. Do not
use a metal bucket, which may affect results.
5.2.2 Turf grass Nutrient Requirements
The major nutrients for turfgrass health arc nitrogen, phosphorus, and potassium (NPK).
Minor nutrients include calcium, sulfur, iron, boron, copper, manganese, magnesium, and
zinc. Healthy turf is more capable of resisting weeds and requires less application of
herbicides.
The availability of nutrients of tmfgrass is influenced by the pH of the soil. Therefore,
the maintenance of the appropriate pH is an important component of the fertilization
program.
Nitrogen
The management of nitrogen levels is critical due to the high turf demand for this nutrient
and the potential for excess nitrogen to enter into surface water. As a result, the amount
of nitrogen applied to turf grass will be the minimum amount necessary to promote turf
vigor. In genera], nitrogen rates and formulations will be detennined based on turf
conditions, soil/tissue test results, season, weather, and other information. Turf and
climate conditions can also influence the rate of application.
Phosphorus
Turf requirements for phosphorus are relatively low, and phosphorus is relatively
immobile in soil. As a result, app1ica6on rates tend to be correspondingly low. This
minimizes the possibility of Jeach:ing or storm water runoff carrying residua] phosphorus
runoff.
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Potassium
Turf requirements for potassium are intermediate to high in relation to nitrogen and
phosphorus levels. Although applied to maximize efficiency of uptake, potassium does
not pose the same extent of environmental risk as nitrogen or potassium. Proper levels of
potassium are an important component of plant disease resistance and contribute to the
abiJity of turf to withstand wear and traffic.
Minor Nutrients
In general, turfgrass requirements for the minor nutrients--calcium, sulfur, iron, boron,
copper, manganese, magnesium, and zinc--are substantially Jower than those for nitrogen,
phosphorus, and potassium. Minor nutrients are essential for optimal turf perfonnance,
and are t)'])ically available in the soil in sufficient quantities to support health turf.
However, when turf conditions or soil/tissue testing results indicate deficiencies, these
nutrients may be applied at the discretion of the Superintendent.
pH
Maintenance of the proper soil pH is essential in optimizing the availability of nutrients,
and is also important in minimizing overall turfgrass stress. When the soil pH requires
adjustment to a more alkaline pH, lime will be added until the targeted pH is obtained.
When soil requires adjustment to a more acidic pH, ammonium sulfate wilJ be added
until the targeted pH is obtained_
5.2.3 :Fertilizer Treatment Areas
The rate and frequency of fertilizer application is dependent upon the area of the course.
Fertilizer application is most frequent on greens and tees, with less frequent application
made to fairways. Minimal fertilizer will be applied to the playable rough under this
plan. No fertilizer will be used on the nonplayable rough.
5.2.4 Fertilizer Application
Fertibzer application equipment will be caljbrated prior to use to ensure the proper rate of
application. Fertilizer will not be applied if heavy rain is forecast following the potential
application event. Quickly-available sources will not be applied before irrigation.
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incorporate the use of the California hrigation Management Information System
(CIMIS).
Turf grass will be irrigated to a depth just below the root zone. In the event that rnnoff is
observed on the course, the irrigation system wi11 be shut off until the water has soaked
into the soil. Sloped areas, compacted soils, and sandy soils wil1 need to be inigated in short,
frequent intervals.
5.4 Aeration
Aeration is the practice of removing soil cores from turf and is perfom1ed to reduce turf
compaction. This practice enhances the movement of air, water, an<l nutrients in the soil
and is a useful technique to manage thatch ]ayers.
Aeration will occur primarily on the greens, and to a lesser extent on the tee surfaces.
Aeration will occur at the discretion of the Superintendent, and is typically performed
during periods of active turf growth.
5.5 Thatch Management
Thatch is a layer of organic debris and the roots, crowns, and stems of grass that exist
between the soil and the turf canopy. In the absence of cultural management, this layer
between the soil and turf canopy becomes thicker over time. Management of thatch is
particularly important on greens and consists primarily of aeration and topdressing
practices. Thatch management practices can include holiow core aeration, solid core
aeration, vertical mowing, and verticutting.
5.6 Topdressing
Topdressing application typically occurs following aeration. The practice of topdressing
consists of the apphcation of a Jayer of sand to greens and is used to assist in thatch layer
management and to provide a smooth and firm pla)'lng surface. Fo11owing the
application of sand, the sand is lightly brushed into the turf surface.
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6.4 Tree Maintenance
Trees wi1I be routinely monitored for overal] health, influence on playjng characteristics,
the presence of insects and diseases, influence on surrounding turf and native plantings,
and hazard potential. In general, insect and disease pests are tolerated. Established trees
do not require supplemental watering, except in sjtuations of extreme drought.
6.5 Tree Removal
Factors that will determine if a tree is a candidate for removal ( e.g., disease, age, hazard)
will be evaluated by the Superintendent in consultation with a certified arborist. Upon
determination that tree removal is necessary, every effort should be made to remove the
trees during the non nesting season, as these trees may act as a nesting habitat for
migratory birds.
In the event that the removal must occur within the breeding season for migratory birds
or rap tors (January 15 ~ August 31 ), a migratory bird survey shall be performed by a
qualified biologist. If nests are found within the tree proposed for removal, the removal
must be postponed until the nest is abandoned.
7.0 COMJ>OSTING/ORGANIC MATERIAL MANAGEMENT
Where appropriate, grass clippings and/or aeration cores will be spread onsite as mulch.
Materials will be spread out in a thin layer to prevent damage to the underlying plants and
wj}J not be applied in the riparian buffer zones.
8.0 PEST POPULATION DEFINITION
Based upon information from the University of California Statewide Integrated Pest
Management Program, a summary of potential fungal diseases, weeds, insects, and
vertebrates that may impact the tu:rfgrass at the Carlsbad Municipal Golf Comse are
summarized in Table 4.
9.0 PEST THRESHOLD LEVEL
The damage thrcs1wld level for fungal diseases, weeds, and insects are shown in Table 5.
Damage threshold level is defined as the number of pests detected within a specific area
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that may lead to corrective action to reduce the density of the specific pest below the
damage threshold level.
10.0 PEST MONITORING AND PEST CONTROL
10.1 Scouting
Scouting is the regular monitoring of all turf areas on a programmed basis. Regular
monitoring provides an excelJent record of pest population and their resulting damage,
which can be used for future planning and program development.
Table 4
Summary of Potential Pests
.....
Cate~orv
Fungal Disease
Weeds and Sedges
Insects ·-
Vertebrates
City of Carlsbad Municipal Golf Course
Turf and Pest Management Plan
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Pest
DoJlar Spot
Fairy Ring
Fusarium Bhght
Leaf Snot
Pythium Blight
R.hizoctonia Blight
Sprine: Dead Soot
Summer Patch
California burclover
Black medic
Common knotweed
Spurges
White dover
Creeping woodsorre]
Dandelion
English daisy
Buckhorn eJantains
Brnadleaf olantains
Green kyllinga
Nutsedge
Annyworms/Cutworms
Black turf grass
Lawn moths/Sod Webworms
Southern Chinch Bug
White ,grubs
May and June beetles
Moles
Pocket Gophers
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The goal is early observation of a turfgrass abnormality and/or change. All golf course
maintenance staff will be trained in the golf course IPM to monitor for evidence of pest
infestation. The intensity and frequency of monitoring will be adjusted based on the
likelihood or presence of pest infestation or in sihiational/site specific instances. The
greens and tees will require the most monitoring, with the fairway and rough areas
monitored less frequent.
All monitoring observations of potential pest infestations shall be recorded and reported
directly to the Superintendent. Monitoring sununaries wi11 incJude, at a minimum, the
fo1Iowing infonnation:
• Monitoring date
• W cathcr condition
• Soil temperatures
• General comments on the turf's overall condition
• Reporting shall include both normal and abnormal turf grass observations .
Table 5
Pest Damage Thresholds
..
Pest Greens Tees
:Fungal Diseases 2% affected 10% affected
Weeds l/1,000 ft2 1-s11,ooo fe
Armyworms/ Cutworms 5 larvae/ tt2 5 larvae/ ft2
Black turf grass Over 7 5 larvae/ Over 75
tt2 larvae/ ft2
Lawn Moth/ Sod 5 larvae/ yard2 5 to 10 larvae/
W ebworms on stressed yard2
greens
Southern Chinch Bug 135/ yard2 J 35/yard2
White grubs (immature I grub/ ft2 2-4 grubs/ f'i2
chafers and June
beetles)
Vertebrates Evidence of Evidence of
mounding mounding
or tunneling or tunneling
Note: (l) No pesticides will be applied in the rough.
City of Carlsbad Municipal Golf Course
Turf and Pest Management Plan
Fainvays Rou2h(t)
20-25% NIA
affected
5-10/1000 ff NIA
5 larvae/ ft2 NIA
Over 75 NIA
larvae/ ft2
15 Jarvae/yard2 NIA
135/ yard2 N/A
4-6 grubs/ ft2 N/A
Evidence of Evidence of
mounding mounding
or tunneling or tunneling
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When turfgrass abnormalities are noted, the next step is to diagnose the spedfic cause,
determine the threshold, and then· develop a pest control strategy. The pest control
strategy consists of using cultural practJces as the first line of defense. Pest control
strategy will be developed on a case-by-case basis with a11 potential control options given
consideration, and an emphasis placed upon cultural practices. In some instances, when
cultural practices have not achieved the desired results, and the long-term health of the
turf is at stake, it will be appropriate to use chemical measures (pesticides). 1be decision
to implement chemical pest control measures beyond cultural, biological, or mechanical
practices wiU be based upon the review of relevant safety, scientific, economic, and
environmental information.
Based upon permitting requirements from the Ca]ifomia Coastal Commission (CCC),
notification shal1 be provided to the Executive Director of the CCC prior to the use of
pesticides strategies. Further details regarding this notification are provided in Section
11.3 of this document.
10.2 Fungal Disease
Fungal diseases r epresents the most serious and consistent threat to turfgrass health, and
is of concern primarily on the greens and tees. Greens and tees .win be inspected
regularly for symptoms of fungal disease. The primary means of identifying fungal
diseases will be diagnosis by the Superintendent. Soil samples will also be taken in
affected areas, since, in some instances, symptoms consistent with fungal disease may
have alternate causes (nutrient deficiency, insects). When uncertainty regarding potential
fungal diseases is encountered, samples wiJl be sent to a plant pathology Jab for
confirmation of the presence of fimgal pathogens.
An important aspect of preventing the development of fungal disease is the optimization
of turf vigor through routine cultural practices. Specific cultural practices will be used to
minimize the potential for funga] diseases, which are described b elow. Several factors,
including season, weather, and turf heaJth contribute to the detem1ination whether
fungicide treatment may or may not be necessary. Fungicide treatment is only to be
considered after aJI cultural practices have been exhausted, and the Jong-term health of
the turf is at stake. Any application of fungicide will follow the procedures identified in
Section 11 of this TPMP.
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A description of conditions favoring disease development, symptoms of disease, and
specific cultural control for each type of fungal disease fo11ows. Additional information
on these fungal diseases is available through the University of California Statewide
Integrated Pest Management Program webpagc at http://ucipm.ucdavis.edu/.
10.2.1 Dollar Spot
Disease Conditions: Moderate temperatures (60° to 80°F), excess moisture or water
stress; fog; thatch; survives in soil as hard, dark structures. Most common during the
spring and fa]l months.
Disease Symptoms: Small, circular spots from 1-5 inches in diameter. Spots may merge
to form large, irregular areas. Leaves appear watersoaked, then brown, often exhibiting a
reddish band across the leaf; fine, white cobwebby threads may be seen in early morning
Cultural Contrnls~ Turfgrass deficient in nitrogen tends to develop more dollar spot than
turf grass adequately fertilized. Apply recommended amounts of nitrogen and maintain
adequate air circulation. Keep thatch to a minimum. Irrigate based on evapotranspiration
needs of the turfgrass to a depth of 4 to 6 inches, but avoid creating drought stress by
extending the interval between irrigations too Jong. Raise the mowing heights as much as
possible. A void prolonged leaf wetness by irrigating in the morning or early afternoon
rather than later in the day. Adding composted top dressings has been shown to reduce
the incidence and severity of dollar spot, aJlowing a reduction in the frequency and/or
application rates of fungicides.
10.2.2 Fairy lling
Disease Conditions: Soils high in thatch or undecomposed organic matter containing
lignin.
Disease Symptoms: Dark green band of turf develops in a circle ( 4 inches up to 30 ft) or
semicircle in moist turf; mushrooms may or may not be present; an area of brown, dying
grass may occur just behind the dark green band; a second ring of dying grass may appear
inside the circJe; weeds commonly invade.
CuJturaJ Controls: To avoid or reduce symptoms, apply adequate nitrogen and water.
Symptoms of superficial rings can be masked by nitrogen applications. If fairy rings are
present, aeration followed by heavy watering for several weeks may help reduce
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symptoms; soil wetting agents may improve water penetration. Proper thatch
management and regular dethatching can contribute to a reduction in the disease. Fairy
ring can be eliminated by removing the turf and root zone with the soil containing the
whjte, cottony, mycelia] mass. If fairy ring symptoms consist only of mushrooms and
there is no zone of dark green grass, the mushrooms can be raked off and disposed.
While this will not weaken or controJ the fungus, it will improve the turfs appearance.
10.2.3 Fusarium Blight
Disease Conditions: Dayiirne temperatures of 85° to 95°F; drought-stressed areas in full
sun; survives in thatch and grass residues.
Disease Symptoms: Small, circular, grayish green areas, ranging from a few inches up to
a foot in diameter; some plants in center may survive, giving a frog-eye appearance; the
crown or basal area of dead stems has a reddish rot and is hard and tough; dead foliage
appears bleached.
Cultural Controls: Water appropriate length of time; do not apply more than 1 lb
nitrogen/ 1,000 sq ft/application or more than 6 lb annually; mow at highest recommended
height; verticut if more than 1/2-inch thatch.
10.2.4 Leaf Spot
Disease Conditions: Wann temperatures (70° to 90°F), high humidity, and closely
clipped turf grass; most severe with high nitrogen fertilization.
Disease Symptoms: Circular to elongated brownish spots with brown centers and dark
brown or purple borders on leaf blades, sheaths, and stems; crowns and roots frequently
have a dark brown rot; crown-infected pJants may die in hot, windy weather, leaving
thinned areas throughout the turf; spores are windborne.
Cultural Controls: Reduce shade and improve soil aeration and water drainage. Avoid
dry spots, overfertilizing with nitrogen, and maintain as high a cutting he:ight as possible.
A void prolonged leaf wetness by irrigating in pre-dawn, or early morning hours. If
possible, increase air movement.
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10.2.5 Pythium Blight
Disease Conditions: Low spots that remain wet; temperatures in the 80° to 95°F range.
Disease Symptoms: Smal1, circular spots (2-6 inches) that run together; blackened leaf
blades rapidly wither, turn reddish brown, lie flat, stick together, and appear greasy; roots
may be brown; under humid conditions, masses of fungal mycelium may appear; survives
as spores in soil for long periods.
Cultural Controls: Avoid ovcrwatering; irrigate only when needed to a depth of 4 to 6
inches. Avoid mowing wet grass or applying high levels of nitrogen during hot, humid
weather. Reduce shading and improve soil aeration and water drainage. Time
cstablislunent of new turf from seed or overseeding for periods when environmental
conditions are not favorable for the development of this disease.
10.2.6 Rhizoctouia Blight
Disease Conditions: excess thatch and mat along with high temperatures (80° to 95°F);
high humidity; soft, lush growth due to excessive nitrogen; most common m warm,
inland areas.
Disease Symptoms: First appears as smal1, irregular brown patches or rings that may
enlarge to many feet in diameter; centers may recover resulting in rings of diseased grass;
leaves and sheaths become watersoaked, wilt, tum light brown, and die; in light
infestations, roots usually not infected and plants often recover; soil-inhabiting fungus
that forms fine, fungal threads in soil or on turf grass.
Cultural Controls: Cultural practices that improve water and fertility management are
useful in preventing the development of rhizoctonia blight. Reduce shading and improve
soil aeration and water drainage. Irrigate in the pre~dawn or early morning hours to
promote leaf drying. Irrigate only when needed to a depth of 4 to 6 inches. Remove dew
from leaves by poling or light irrigation. A void nitrogen fertilization that results in a soft
foliage growth. Maintain thatch at less than 0.5 inch.
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Disease Symptoms; Circular yellow or tan areas of dead and dying plants up to 1 ft jn
diameter; may have green, apparently healthy plants in center; roots, crowns, stolons
have dark brown fungal hyphae on them; vascular discoloration and cortical rot occur in
]ater stages.
Cultural Controls: Promote root growth by soil aeration and slow-release nitrogen.
Improve drainage, reduce compaction and mechanical damage or traffic, control thatch,
and avoid drought stress. Irrigate based on evapotranspiration needs of turf grass. Do not
set mowing height lower than necessary. Lightly water (syringe) turf during periods of
hot weather to reduce heat stress.
10.3 Weeds
Broadleaf weeds that are potential pests and that require monitoring and contro] by golf
course personnel are identified in Table 4. A description of conditions favoring weed
development, symptoms of weed infestation, and sp·ecific cultural control for each type of
weed follows. Additional information on these weeds is available through the University
of California Statewide Integrated Pest Management Program webpage at
http://ucipm.ucdavis.edu/.
10.3.1 CaJifornia burclover
Weed Conditions: Low nitrogen fertility.
Weed Symptoms: Summer annual weed. Stems are up to 2 feet (60 cm) long and tend to
trail along the ground, but may grow upright. The trifoliate leaves resemble those of
clover and usually have reddish-tinged midveins. Smal], bright yellow flowers form :in
clusters at the end of stems. Later leaves have the characteristic clover like shape.
Cultural Controls: Fertilize with nitrogen.
10.3.2 Black medic
Weed Conditions= Low nitrogen fertility.
Weed Symptoms; Member of the clover family. Low-growing annual but sometimes
behaves as a perennial. Stems are hairy and branch at the base; branches are prostrate
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and spreading. Seed leaves are oblong. The first true leaf is simple and rounded.
Subsequent leaves are compound and have 3 egg-shaped leaflets with somewhat toothed
margins. Flowers are small and yellow and are arranged in short, spherical heads.
Cultural Controls: Fertilize with nitrogen.
10.3.3 Knotweed
Weed Conditions: Compacted soil.
Weed Symptoms: Summer annual weed which can thrive even on poor and compacted
soil The seed leaves are long, very narrow, rounded at the tip and light green with a
white cast. The true leaves are much broader, emerging from an encircling, membranous
sheath at the ]eaf base. The mature plmit grows prostrate to erect with slender, tough
stems, which arc extensively branched, giving it a zigzag appearance. The tlny, green
flowers with white or pink margins sit in clusters of 2 to 5 on short stalks in leaf axils.
Cultural Controls: Aerate.
10.3.4 Spurges
Weed Conditions; Closely mowed turf grass with open areas; low nitrogen fertility.
Weed Symptoms: Low-growing summer annual plant that often forms a dense mat. The
oval seed leaves are bluish green, powdery, or mealy on the upper surface and have a
reddish tinge underneath. Leaves on mature plants grow oppositely on short stalks. The
leaves are marked with a characteristic dark, reddish spot found midway down the center
of the leaf vein. When broken, a milky, sticky sap oozes from the stem. Flowers are
small, pink, and inconspicuous_ They are formed in smaJl clusters between the stem and
the upper ]eaves.
Cultural Controls: Check mowing height, remove plants before they spread.
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10.3.5 White Clover
Weed Conditions: Low nitrogen fertility.
Weed Symptoms: Creeping perem1ial plant that can be a problem when it invades
orchards, vineyards, and other agricultural crops, as well as Jawns and planting beds. The
leaf consists of three leaflets that are 1/4 to 1/2 inch (0.6 -1.2 cm) long_ Each leaflet may
have a whitish circular band within the center. The flowers form a ball-shaped cJuster.
Cultural Controls: Fertilize with nitrogen.
10.3.6 Creeping woodsorrel
Weed Conditions: Nearby sources of infestat1on.
Weed Symptoms: Perennial that has alternate, compound leaves, each cons1stmg of
three heart-shaped leaflets resembling clover. Attractive yellow flowers, borne singly or
in small groups, are very characteristic. The mature plant has creeping stems emerging
from a slender taproot. The sterns root at the nodes and invade larger areas. When seeds
mature, pods open explosively, often spreading seeds 10 feet (300 cm) or more. Prefers
shady situations.
Cultural Controls: Remove plants before they spread.
10.3.7 Dandelion
·weed Conditions: Poor]y maintained thjn areas near sources of infestation.
Weed Symptoms: Widely distributed perennial. The mature plant arises from a strong,
deep taproot that exudes a milky substance when cut. There is no visible stem. Leaves
are sparsely hairy or without hairs, have deeply serrated margins, and are clustered in a
rosette at the base of the plant. Dandelion can reproduce from seed almost year-round or
it can regrow from its taproot. Bright yelJow flower heads, 1 to 2 inches (2.5 -5 cm)
acros,s, consist of petal-like ray flowers and are borne singly on the tip of a ho11ow stalk,
3 to ·12 inches (7.5 -30 cm) long.
Cultural Controls: Remove plants by hand; improve turf grass management practices.
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10.3.8 English Daisy
Weed Conditions: Moist turfgrass, mostly in cool coastal climates.
Weed Symptoms: Low-growing perennial with oval basal leaves. Prominent upright
flower stalks with showy white or pinkish daisyhke flowers are seen througbout the
season
CuJtural Controls: Keep turfgrass on dry side; improve turfgrass management practices.
10.3.9 Buckhorn plantains
Weed Conditions: Overwatering, compacted soi], poorly maintained open turfgrass
areas; shaded areas in warm climates.
Weed Symptoms: Seedlings have very long, needle-like seed leaves. Broader, pale
green, true leaves have prominent parallel veins. The mature plant, reaching up to 1.5
feet (45 cm) tall, is stemless. Leaves are 3 to 10 inches (8 -25 cm) long and cluster
around the base of the plant. They taper to slender flowering stalks, 6 to 20 inches ( 15 -
50 cm) taII. The flowering stalks are tipped with flower spikes that have protruding white
stamens. In apples, buckhorn plantain is a specia] problem because it serves as a host for
rosy apple aphid.
Cultural Controls; Reduce irrigation; aerate; improve turf grass management practices.
10.3.10 Broadleaf plantains
Weed Conditions: Overwatering, poor drainage; sun and heat.
Weed Symptoms: Perennial that grows 1n areas of inconsistent irrigation. Leaves are
smooth and ova] and they narrow to a we11-defined reddish petio]e. Leaf blades are large,
3 to 6 inches (7.5 -15 cm) long, with prominent veins. Roots are fibrous and shallow.
Flowers are produced on stalks, 3 to 6 inches (7 .5 -15 cm) in length.
Cultural Contro]s: Reduce inigation.
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10.3.11 Green kylJinga
Weed Conditions: Overwatering, poor drainage~ sun and heat.
Weed Symptoms: Perennial sedge with narrow, grass-like leaves. The plant grows best
in moist or wet areas that receive full sun but it can survive some shade and drying once
established. Mature plants may reach 15 inches (38.2 cm). Green. kyllinga flowers from
May to October. Flower stalks are triangular in cross-section and produce a green, 3/8
inch (9.5 mm). A group of three leaves radiate out from the stalk. There are 30 to 75
spike]ets within each flower, each one capable of producing one seed. The plant1s flat,
oval seeds are about 1/8 inch (3 mm) Jong and half as wide, germinating from spring
through summer.
Cu]tural Controls: Reduce irrigation.
10.3.12 Nutscdge
Weed Conditions: Overwatering; poor drainage; sun and heat, nearby infestation.
Weed Symptoms: Perennial that superficia1Iy resembles grasses. Grows mainly from
tubers or "nutlets" formed on rhizomes, mostly in the upper foot of soil. Leaves are V-
shaped in cross section and arranged in sets of three at the base. Stems are triangular in
cross section. Tubers of yellow nutsedge are produced singly while purple nutsedge
tubers are produced in chains, several on a single rhizome.
Cultural Controls: Reduce irrigation; remove plants before they spread.
10.4 Insects
Turfgrass areas are vulnerable to damage from insect infestations. Monitoring for insects
will consist of routine visual inspection of susceptible areas on a regular basis. General
turfgrass cultural practices leading to optimal turf vigor are the primary means of
minimizing the potential for insect infestation. The best way to prevent damage from
turfgrass pests is to keep the turfgrass healthy. Healthy turfgrass requires few, if any,
insecticide treatments. Also, if the turf grass is under stress and a pesticide 1s applied, it
stands a greater chance of suffering phytotoxic damage from the pesticide itself
Insecticide treatment is only to be considered after an cultural practices have been
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exhausted, and the Jong-term health of the turf is at stake. Any application of insecticides
will fol1ow the procedures identified in Section 11 of this TP:MP. ·
The detec6on of insects and mites on turf grass wiJl be conducted by mixing one to two ·
ounces of dishwashing liquid into one gatlon of water. The solution is then applied to
one square yard of turf as evenly as possible with a sprinkling can. This will irritate the
insects so that they move to the surface.
A description of specific insect pests, symptoms of infestation, and corresponding control
measures foJiows. Additional information on these insects is available through the
University of California Statewide Integrated Pest Management Program webpage at
http://ucipm.ucdavis.edu/.
10.4.1 Armyworms/Cutworms (Pseudaletia unipuncta, Peridroma saucia, Agrotis
spp)
Insect Host: AU grasses.
Damage Appearance: Leaves and base of leaves chewed and cut beginning in small,
irregular spots that can spread to patches extending many feet in width.
Cultura) Controls: Reduce thatch; eliminate soggy areas; overseed lawn.
10.4.2 B1ack turf grass (Ataenius spretulus)
Insect Host: annual bluegrass, bentgrass, ryegrass, Kentucky bluegrass.
Damage Appearance: Brown, dying grass, few roots; lawn is easily peeled off soil.
Cultural Controls: Increase mowing height; aerate to improve root growth.
10.4.3 Lawn moth/Sod webworms (Cram bus sperryellus, Tehama bonifatella)
Insect Host: AU grasses, especially bentgrass, bluegrass, clovers.
Damage Appearance: LaW11 brown; leaves chewed or missing.
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Cultural Contro]s: Reduce thatch; inigate and fertilize appropriately.
10.4.4 Southern Cbincb Bug (Blissus insularis)
Insect Host: primarily St. Augustinegrass and other grasses.
Damage Appearance: irregular patches of lawn turn yellowish, then bro\VJl and begin
dyjng during hot weather.
Cultural Controls: Reduce thatch; reduce nitrogen fertilization; irrigate adequately.
10.4.5 White grubs -immatures of masked chafers (Cyclocephala spp.)
Insect Host: AlJ grasses, especially bluegrass, ryegrass.
Damage Appearance: Brown dyjng grass; lawn can be rolled up if heavily infested.
Cultural Controls: Inigate and fertilize appropriately.
10.5 Vertebrates
Damage to turfgrass caused by small animals occurs much Jess frequently than damage
caused by diseases and insects. However, when damage does occur, it is tends to be very
severe. Damage symptoms -include mounding of soil, burrows, and raised tunnels.
A description identifying the vertebrate, typical damage appearance, and control
measures is provided below. Additional information on these vertebrates is available
through the University of California Statewide Integrated Pest Management Program
webpage at http://ucipm.ucdavis.edu/.
10.5.1 Moles
Identification: Moles have cylindrical bodies with slender, pointed snouts, and short,
bare, or sparsely haired tails. Their limbs are short and spadelikc. Their eyes are poorly
developed and their ears are not visible. The fur is short, dense, and velvety. Moles have
one Jitter of three or four young during early spring.
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Damage Appearance: Mounds and surface rnnways are obvious indicators of the
presence of moles. The mounds are formed when moles push soil up to the surface from
underground runways. The excavated soil may be in small chunks, and single mounds
ofien appear in a line over the runway connecting them.
Surface feeding burrows appear as ridges that the mole pushes up by forcing its way
through the soil. Some of the surface runways are temporary. More pennanent tunnels are
deeper underground and are usually about 2 inches in diameter and 8 to 12 inches below
the surface. Moles are active tlrroughout the year, although surface activity slows or is
absent during periods of extreme cold, heat, or drought.
Contro] Measure: Upon sighting of active mounds or surface runways, appropriate
control actions should be implemented. Trapping is the most universally applicable and
dependable method of mole control. Traps are placed in the runway used by the mole.
Because the mole's main diet consists of earthworms and insects, poisoning with baits is
rarely effective.
10.5.2 Pocket Gophers
Identification: Five species of pocket gophers are found in California, with Botta's
pocket gopher (Thomomys bottae) being most widespread. Depending on the species,
they may range in length from 6 to 10 inches. Although they are sometimes seen feeding
at the edge of an open burrow, pushing dirt out of a burrow, or moving to a new area,
· gophers for the most part remain underground in the burrow system.
Damage Appearance: Mounds of fresh soil are the best sign of gopher presence.
Mounds are formed as the gopher digs its tunnel and pushes the loose dirt to the surface.
Typically mounds are crescent-or horseshoe-shaped when viewed from above. The ho]e,
whjch is off to one side of the mound, is usua1Iy plugged. Mole mounds are sometimes
mistaken for gopher mounds. Mole mounds, however, appear circular and have a plug in
the middle that may not be distinct; in profile they arc volcano~shaped. Unlike gophers,
moles commonly burrow just beneath the surface, leaving a raised ridge to mark their
path.
Control Measure: Upon sighting of active mounds or surface runways, appropriate
control actions should be implemented. Trapping is a safe and effective method to control
pocket gophers. Several types and brands of gopher traps are available. Successful
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trapping depends on accurately locating the gopher1s main burrow through the use of a
commerciaJly available gopher probe.
11.0 PESTICIDES
l 1.1 Pesticide Definition
A pesticide is any substance that is used to control pests, including insects (insecticide),
weeds (herbicide), fungus (fungicide) nematodes (nematicide), and algae (algicide). The
mechanism of action of most pesticides is to eliminate the pest by suppressing,
weakening, or eradicating the target pest.
11.2 Pesticide Use Determination
The primary strategy for pest management, as defined, is to optimize turf vigor through
cultural practices to optimize turf resistance to, or tolerance of pests. In the event that
cultural practices do not contain pest populations below damage thresholds, chemical
control measures wi11 be employed as necessary.
Pesticides applied to control pests will be selected by the Superintendent. The decision
will be based upon the safety, efficacy, economic impact, toxicology, and environmental
compatibility of the pesticide. Additionally, the use of low-leaching pesticides shall be
emphasized. The University of California Statewide Integrated Pest Management
Program web page suggests pesticides for the control of pests identified in this plan. The
web page can be accessed at http://ucipm.ucdavid.edu/
The idea] pes ticide requires minimal application, is target-specific (is safe for non-
targeted species), and is compatible with the enviromnent. While these properties are
ideal, and are pursued by pesticide manufacturers, the degree of cross-toxicity and
environmental compatibility in pesticides approved for use by the Environmental
Protection Agency (EPA) varies. As a result, the use of pesticides wj}] be avoided to the
extent practicable.
In the event that pesticide application is necessary, they wrn be applied in a manner
consistent with the manufacturer's product application label, and will follow the
procedure identified in Sections 11.3 through 11.10.
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11.3 Notification Requirement
Prior to the use of pesticides for management of onsite pests, written notice shall be
provided to the Executive Director of tl1e California Coastal Commission. The notice
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shall be transmitted via fax, and will indude, at minimum, the foliowing:
• Description of pest problem and location;
• Identification of the non-chemical strategies that were used;
• Reason for the ineffectiveness of the non-chemical strategies used; and
• Identification of the chemical strategies proposed.
The notice shall be provided no less than 24 hours (Monday through Friday) before the
proposed application of pesticides.
11.4 · Projected Pesticide Use
The use of pesticides wiJI be considered after all other cultural practices have been
exhausted, and the long-term health of the turf is at stake. It is anticipated that pesticjdes
w1l1 be used at the golf course at some point. No pesticides will be applied to the
playable or nonplayable rough. Table 6 summarizes the anticipated pesticide use for the
Carlsbad Municipal Golf Course. The rates in Table 6 are based upon typical pesticide
applications at courses that implement IPM.
Table 6
Pesticide Application Areas and Typical Application Frequencies
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Area % Total Area Pesticide Application Per Pesticide Category
Of Golf Course Year
Greens 3.7% 2-4 Fungicide
Tee Surface 4.6% Spot treatment as needed Herbicide
Fairway 46.6% 0-1 Herbicide/Fungicide
11.5 Pesticide Storage
Pesticides shall be stored in a coo], dry, ventilated, secured building that is fireproof
Weatherproof warning signs shall be hung on the door. Pesticides will be stored at least
six inches off the ground on strong, non-absorbent shelving, with each product's Material
Safety Data Sheet (MSDS) prominently displayed. The pesticides shal1 be organized into
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11.9 Clean Up and Disposal
Pesticide containers, m1xmg tanks, and equipment will be rinsed in accordance with
recommended procedures and rinse water will be disposed of in accordance with state
and local ordinances.
11.10 Pesticide Documentation
Current pesticide labels and MSDS will be compiled and maintained in a location
accessible to aJJ employees. Al1 pesticide documentation will be in accordance with
federal and state regulations. AB pesticide purchases and usage will be documented in a
pesticide Jog book as a means of monitoring inventory control. The Superintendent will
develop a standard pesticide application information record that will detail, at minimum,
the following information for each pesticide application:
• Date of application and time of day.
• Certified applicator's name and registration number (if applicable).
• Name of the staff member applying the pesticide.
• Specific turf/ornamenta] area where the pesticide was applied.
• Target pest(s).
• Application equipment used.
• List of protective gear worn by applicator.
• Pesticides used (common name, trade name, fonnulation, active ingredient).
• Lot number of the material applied.
• Name and address of the pesticide supplier.
• Total amount of formulation added to the tank or hopper.
• Amount of mixture used.
• Size of the area or number treated (acres, trees, etc.).
• Weather conditions (temperature, wind, speed and direction).
• Description comments (location, severity of infestation).
• EPA establishment and registration numbers.
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12.0 REFERENCES
Carlsbad Municipal Golf Course Final Environmental Impact Report. 1998. Prepared by
Cotton/Be] and/ Associates.
City of Carlsbad Revised Golf Course Riparian Mitigation Plan. 2003. Prepared by P&D
Environmental.
Greg Nash Design. Carlsbad Golf Course Acreage Take-Offs. April I, 2004.
Michigan State University Pesticide Education. http://www.pested.msu.edu. Viewed on
April 26, 2004
Monitoring for Improved Golf Course Pest Management Results. ( date unknown). James
E. Skorulski. ·Prepared for the United States Golf Association.
Neighborhood Network. Organic Golf Information Page.
http://www.neighborhood-network.org/go1f/index.htm
North Carolina State University Tuifgrass Environmental Research and Education
Center. Publications. Water Quality for Golf Course Superintendents and Professional
Turf Managers. http://www.turffiles.ncsu.edu/PUBS&1ANAGEMENT/PROTURF.PDF
Webpage viewed April 22, 2004.
Pacific Gales Golf Club Integrated Pest Management Plan. July 2003.
Pollution Prevention Opportunities -Golf Course Turf lvfanagement. ( date unknovm)
United States Air Force Go1f Course Environmental Management.
Turf Management for Golf Course. 2002. J. Beard. Prentice-Hall, hlc. Upper Saddle
River, NJ.
University of California !PM Online-Statewide Integrated Pest Management Program.
http://ucipm.ucdavis.edu/ Webpage viewed April20, 2004.
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Section I -Purpose
The purpose of this Integrated Pest Management {1PM) plan is to direct health conscious and
environmentally sensitive pest management strategies on city owned or controlled properties and
public rights of way, in accordance with applicable federal, state and local regulations.
Section II -Policy
The city will focus on the prevention and suppression of pest issues with the least impact on human
health, the environment, and non-target organisms. In particular, the use of chemical pesticides on city
owned or operated properties and public rights of way will be significantly reduced, according to these
guiding principles:
A. Emphasize the initial use of organic pesticides.
B. Limit the use of chemical pesticides where the general public congregates.
C. Use EPA level pesticides in a targeted manner, and only if deemed necessary by supervisory staff
-to protect public safety; to prevent a threat to sensitive species or native habitats; to assist in
meeting regulatory compliance requirements; or to prevent economic loss -when pests cannot
be managed by other tactics.
Section Ill -Goals
The goals of the 1PM plan are:
A. Protect human health and the surrounding environment by implementing a range of
preventative strategies, and using the least-toxic pesticides available for pest control and
eradication.
B. Monitor presence of pests on a routine basis to ensure the most effective (combination of) pest
control tactics are being used. Reference Section VI. E. 6.
C. Minimize the quantity of products used for pest management.
D. Use species-specific products for pest management and carefully target application areas.
E. Chemical pesticides shall only applied to: protect public safety; to prevent a threat to sensitive
species or native habitats; to assist in meeting regulatory compliance requirements; or to
prevent economic loss -when pests cannot be managed by other tactics.
F. Provide public notification signs at perimeter of outdoor areas or at entrances of buildings,
where chemical pesticides are to be applied.
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Section VI -Pest Control Tactics
Integrated Pest Management uses a variety of pest control tactics in a compatible manner that minimize
adverse effects to human health and the environment. A combination of several control tactics is usually
more effective in minimizing pest damage than any single control method. The type of control(s}
selected will likely vary on a case-by-case basis due to differing site conditions.
The primary pest control tactics to choose from include:
• Cultural
• Mechanical
• Environmental/Physical
• Biological
• Pesticide
A. Cultural Controls
Cultural controls are modifications of normal plant care activities that reduce or prevent pests. Cultural
control methods include adjusting the frequency and amount of irrigation, fertilization, and mowing
height. For example, spider mite infestations are worse on water-stressed plants; over-fertilization may
cause succulent growth which then encourages aphids; too low of a mowing height may thin turf and
allow weeds to become established.
B. Mechanical Controls
Mechanical control tactics involve the use of manual labor and machinery to reduce or eliminate pest
problems, such as handpicking, physical barriers, or machinery. Other examples include hoeing and
applying mulch to control weeds, using trap boards for sna ils and slugs, and use of traps for gophers.
C. Environmental/Physical Controls
The use of environmental/physical controls such as altering temperature, light, and humidity, can be
effective in controlling pests. Although in outdoor situations these tactics are difficult to use for most
pests, they can be effective in controlling birds and mamma Is if their habitat can be modified such that
they do not choose to live or roost in the area. Other examples include removing garbage in a timely
manner, and using netting or wire to prevent birds from roosting.
D. Biological Controls
Biological control practices use living organisms to reduce pest populations. These organisms are often
also referred to as beneficials, natural enemies or biocontrols. They act to keep pest populations low
enough to prevent significant economic damage. Biocontrols include pathogens, parasites, predators,
competitive species, and antagonistic organisms. Biocontrols can occur naturally or they can be
purchased and released.
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The most common organisms used for biological control in landscapes are predators, parasites,
pathogens and herbivores.
• Predators are organisms that eat their prey (e.g. Ladybugs)
• Parasites spend part or all of their life cycle associated with their host. Common parasites lay
their eggs in or on their host and then the eggs hatch, the larvae feed on the host, killing it (e.g.
tiny stingless wasps for aphids and whiteflies)
• Pathogens are microscopic organisms, such as bacteria, viruses, and fungi that cause diseases in
pest insects, mites, nematodes, or weeds (e.g. Bacillus thuringiensis or BT)
• Herbivores are insects or animals that feed on plants. These are effective for weed control.
Biocontrols for weeds eat seeds, leaves, or tunnel into plant stems (e.g., goats and some seed
and stem borers)
In order to conserve naturally occurring biocontrols, broad-spectrum pesticides should not be used since
the use of these types of pesticides may result in secondary pest outbreaks due to the mortality of
natural enemies that may be keeping other pests under control
E. Pesticide Controls
As defined in California Food and Agriculture Code Section 12753, "Pesticide" includes any of the
following: (a) any spray adjuvant; (b) any substance, or mixture of substances which is intended to be
used for defoliating plants, regulating plant growth or for preventing, destroying, repelling or mitigating
any pest ... which may infest or be detrimental to vegetation, man, animals, or house holds, or be present
in any agricultural or nonagricultural environment whatsoever. The term pesticides includes organic
products and chemical products. Insecticides, herbicides, fungicides and rodenticides are all pesticides.
Pesticides may be used when other methods fail to provide adequate control of pests and before pest
populations cause unacceptable damage. When pesticides are to be used, considerations will be made
for how to apply them most effectively.
Pesticides that are broad-spectrum and persistent shall be avoided, since they can cause more
environmental damage and increase the likelihood of pesticide resistance. The overuse of pesticides
can cause beneficial organisms to be killed and pest resistance to develop. In addition, considerations
should be given to the proximity to water bodies, irrigation schedules, weather, etc., that may result in
the pesticide being moved off-site, into the environment.
l. Criteria for Selecting Treatment Strategies
Once the 1PM decision making process is in place and monitoring indicates that pest treatment is
needed, the choice of specific strategies can be made. Strategies will be chosen that are:
a) Least hazardous to human health
b) Least disruptive of natural controls in landscape situations
c) Least toxic to non-target organisms other than natural controls
d) Most likely to be permanent and prevent recurrence of the pest problem
e) Easiest to ca rry out safely and effectively
f) Most cost effective in the long term
g) Appropriate to the site and maintenance system
5
January 9, 2018 Item #10 Page 104 of 147
2. Selection of Appropriate Pesticides
The following criteria will be used when selecting a pesticide:
a) Safety
b} Species specificity
c) Effectiveness
d) Endurance
e) Speed
f) Repellency
g) Cost
When selecting pesticides, supervisory staff will rely on advisement from State of California certified
pest control applicators, to ensure that the most appropriate pesticide is selected.
3. Prioritized Use of Pesticides
Pesticides are to be utilized in a prioritized approach on city properties as follows:
a) Organic pesticides to be used first, when pesticides are deemed necessary.
b) Pesticides registered with the California Department of Pesticide Regulations Registrations
Branch to be used as a protocol.
c} U.S. Environmental Protection Agency {EPA) Toxicity Category Ill "Caution" label pesticides to be
used in a targeted manner by a certified pest control applicator, and only if deemed necessary
by supervisory staff-to protect public safety; to prevent threats to sensitive species or native
habitats; to assist in meeting regulatory compliance requirements; or to prevent economic loss -
when pests cannot be managed by other tactics.
d) U.S. EPA Toxicity Category II "Warning'' label pesticides to be used in a targeted manner by a
certified pest control applicator, and only if deemed necessary by supervisory staff-to protect
public safety; to prevent threats to sensitive species or native habitats; to assist in meeting
regulatory compliance requirements; or to prevent economic loss -when pests cannot be
managed by other tactics.
e} U.S. EPA Toxicity Category I "Danger" label pesticides, to be used in a targeted manner by a
certified pest control applicator, and only if deemed necessary by supervisory staff -to protect
public safety; to prevent threats to sensitive species or native habitats; to assist in meeting
regulatory compliance requirements; or to prevent economic loss -when pests cannot be
managed by other tactics.
4. Certification and Permitting
Restricted use pesticides shall only be applied by, or under the direct supervision of, an individual with a
State of California, Department of Pesticide Regulations, Qualified Applicators Certificate.
Pesticides listed as "restricted" in the State of California shall be applied only under a restricted
materials permit, issued by the San Diego County Department of Agriculture, Weights and Measures.
The permit must be renewed annually for continued application.
6
January 9, 2018 Item #10 Page 105 of 147
5. Employee Training
Staff and contractors must know the information on the chemical label and the MSDS before using or
handling the chemical. In addition, they will be trained annually and when a new pesticide is to be used.
The certified pest control applicators must know:
• The immediate and long-term health hazards posed by chemicals to be used, the common
symptoms of chemical poisoning, and the ways poisoning could occur; and
• The safe work practices to be followed, including the appropriate protective clothing,
equipment, mixing, transportation, storage, disposal and spill cleanup procedures applicable to
the chemical used
• In addition to the training and annual continuing education required for certification, staff will
be encouraged to participate in pesticide application programs that are above and beyond
minimum compliance requirements.
6. Record Keeping
Monitoring the effectiveness of the 1PM plan over time requires diligent tracking of several items: pest
populations and locations; management strategies employed; quantities and types of chemicals or other
products used; and the outcome of pest management activities. The certified pest control applicator is
responsible for maintaining, and submitting to the city as requested, records that include the following:
a) Target pest
b) Prevention and other non-chemical methods of control used
c) Type and quantity of pesticide used
d) Location of the pesticide application
e} Date of pesticide application
f) Na me of the pesticide applicator
g) Application equipment used
h) Summary of re sults
7. Materials for Use -Least Toxic Pesticides
Pesticides are considered a secondary resort under the tenets of 1PM. This control strategy is to be used
on city owned or controlled properties and rights of way after genera I preventative practices and non-
chemical options-including organic pesticides -have been fully explored. Least-toxic pesticides meet
the following criteria:
a} Products contain no known, likely, or probable carcinogens -as listed by the CA Office of
Environmental Health Hazard Assessment.
b) Products contain no reproductive toxicants (CA Prop 65).
c) Products contain no items listed by the CA Department of Toxic Substance Control as known,
probable, or suspected endocrine disrupters
d) Active ingredients have soil half-life of thirty days or Jess.
e) Products are labeled as not toxic to fish, birds, bees, wildlife, or domestic animals.
7
January 9, 2018 Item #10 Page 106 of 147
The term "least toxic" refers to pesticides that have low or no acute or chronic toxicity to humans, affect
a narrow range of species and are formulated to be applied in a manner that limits or eliminates
exposure of humans and other non-target organisms. Examples of least toxic pesticides include products
formulated as baits, pastes or gels that do not volatilize in the air and that utilize very small amounts of
the active ingredient pesticide, and microbial pesticides formulated from fungi, bacteria or viruses that
are toxic only to specific pest species but harmless to humans.
Least toxic pesticides include:
• Boric acid and disodium octobrate tetra hydrate
• Silica gels
• Diatomaceous earth
• Nonvolatile insect and rodent baits in tamper resistant containers
• Microbe based pesticides
• Pesticides made with essential oils (not including synthetic pyrethroids) without toxic synergists
• Materials for which the inert ingredients are nontoxic and disclosed.
The term least toxic pesticides does not include a pesticide that is:
a) Determined by the U.S. EPA to be a possible, probable or known carcinogen, mutagen,
teratogen, reproductive toxin, developmental neurotoxin, endocrine disrupter or immune
system toxin.
b) A pesticide in the U.S. EPA's Toxicity Category I or IJ.
c) Any application of the pesticide using a broadcast spray, dust, tenting, or fogging application.
8. Notification Signs
Chemical pesticide application notification signs shall meet the following criteria:
a) Posted at perimeter of outdoor areas or at building entrances, where chemical pesticides are to
be applied.
b) Posted at least 24 hours prior to application of chemical pesticides and shall remain for at least
72 hours after the application.
c) Include "Notice-Pesticide Treated Area," and product's/manufacturer's name, scheduled date
of application, and pest to be controlled -e.g., weeds, insects, rodents.
9. Revisions
Staff will review this 1PM plan annually at minimum, and update it as needed.
8
January 9, 2018 Item #10 Page 107 of 147
EXHIBIT "D"
LEGAL DESCRIPTION
OF
CITY OF CARLSBAD GOLF COURSE PROPERTY
EXHIBIT D
LOTS 50 THROUGH 76 INCLUSIVE OF CARLSBAD TRACT NO. 8146 UNIT NO. 3,
ACCORDING TO MAP TIIEREOF NO. 11289, FILED IN 1llE OFFICE OF 11IE COUNTY
RECORDER OF SAN DIEGO COUNTY ON JULY 16, 1985, TOGETHER WlTII THAT
PORTION OF CARRJER AVENUE, SWIFT PLACE, PALOMAR OAKS WAY, COLLEGE
BOULEVARD AND OTIS COURT AS DEDICATED ON SAID MAP NO. 11289~ WIDCH
UPON CWSINO WOULD REVERT TO BY OPERATION OF LAW TO SAID LOTS; ALSO
THAT CERTAIN LOT DESIGNATED AS "REMAINDER PARCEL" ON SAID MAP 11289;
ALSO, LOTS I THROUGH 26 OF CARLSBAD TRACT NO. 85-17, ACCORDING TO MAP
TIIEREOF NO. 12903, FILED IN 11IE OFFICE OF TIIE COUNTY RECORDER OF SAN
DIEGO COUNTY ON DECEMBER 13, 1991, TOGETHER WITH THAT PORTION OF
COLLEGE BOULEVARD, ROCKEFELLER ROAD, CARNEGIE COURT, GEITY PLACE,
HAMMER COURt PALOMAR AIRPORT ROAD AND HIDDEN VALLEY ROAD AS
DEDICATED ON SAID MAP NO. 12903, WIDCH UPON CWSING WOULD REVERT BY
OPERATION OF LAW TO SAID LOTS; ALSO, A PARCEL OF LAND BEING A PORTION
OF LOT F AND A PORTION OF LOT G OF RANCHO AGUA HEDIONDA, ACCORDING
TO PARTITION MAP THEREOF NO. 823 FILED IN TIIB OFFICE OF 11IE COUNTY
RECORDER OF SAN DIEGO COUNTY, NOVEMBER 16, 1896; BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT POINT 9 OF SAID LOT
F; THENCE N.0029'llltW. ALONG THE WESTERLY BOUNDARY OF SAID LOT F,
167.78 FEET TO A POINT ON THE ARC OF A NONTANGENT 58.00 FOOT RADIUS
CURVE, CONCA VE WESTERLY, A RADIAL LINE TO SAID POINT BEARS
S.55°03'22"E.; THENCE NORTHERLY ALONG TIIE ARC OF SAID CURVE TIIR.OUGH A
CENTRAL ANGLE OF 70 51137", A DISTANCE OF 71.73 FEET TO SAID WESTERLY
BOUNDARY; THENCE N.00 29'11 "W., 2092.42 FEET TO POINT 8 OF SAID LOT F;
TIIBNCE N.06°47'51 "E .• 1219.60 FEET TO A POINT ON TIIB NORTIIERL Y LINE OF SAID
LOT a DISTANT S.87°2324"E., 2025.08 FEET FROM POINT 6 OF SAID LOT F; TIIBNCE
S.87°23'24"E. 2417.19 FEET TO 1HE NORTHWEST CORNER OF THE LAND DESCRIBED
IN DEED TO HOW ARD G. KIRGIS, ET UX., RECORDED SEPTEMBER 24~ 1957 IN BOOK
6761, PAGE 197 OF OFFICIAL RECORDS; THENCE S.02°36'36"W., 740.00 FEET TO THE
SOUfHWEST CORNER OF SAID KIROIS PROPERTY; THENCE S.87°23'24"E., 1378.84
FEET TO THE SOlfIHEAST CORNER OF SAID KIRGIS PROPERTY; THENCE
S.10 58'35"E., 1394.10 FEET TO POINT 14 OF SAID LOT F; BEING THE MOST
NORTHERLY CORNER OF LAND DESCRIBED W DEED TO S.L. KELLY, RECORDED
FEBRUARY 3~1961, AS FILE NO. 202293 OF OFFICIAL RECORDS; THENCE ALONG
THE NORTHEASTERLY LINE OF SAID KELLY'S LAND S.S1°01'58"E., 1042.27 FEET;
THENCE S.38°58'02"W., 288.57 FEET; THENCE N.51°01'58"W. 152.00 FEET. TIIENCE
S.38°58'02"W. 152.00 FEET; 11:IBNCE N.51°01'58"W. 1089.27 FEET TO A POINT ON THE
LOT LINE BETWEEN POINT 13 AND POINT 14 OF SAID LOT F; TIIENCE S.63°14'04"W.
ALONG SAID LOT LJNE 564.30 FEET TO SAID POINT 13;
January 9, 2018 Item #10 Page 108 of 147
THENCE S.40 42'08"W., 1584.44 FEET TO POINf 12 OF SAID WT F; TIIBNCE
N.89°46'41""W.~ 646.96 FEET TO POINT 11 OF SAID LOT F; TIIENCE N.59°4T49"W.,
1175.97 FEET TO POINT IO OF SAlD LOT F; TIIENCE S.70 54'2TW., 546.55 FEET TO
TIIE POINT OF BEGINNING; EXCEPTING THEREFROM ALL TIIOSE PORTIONS
DESCRIBED IN DOCUMENTS RECORDED SEP1EMBER IO~ 2001 AS INSTRUMENT NO.
01-0646854, 010646855, Ol-0646856 AND 01--0646857 OF OFFICIAL RECORDS; ALSO
EXCEYl'ING THEREFROM mosE PORTIONS DESCRIBED lN PARCELS A AND C IN
GRANT DEED RECORDED FEBRUARY 15, 2002 AS INSTRUMENT NO. 0135145 OF
OFFICIAL RECORDS; ALSO THE SOUTHEASTERLY 152.00 FEET OF TIIB
SOUIHWESTERL Y 152.00 FEET OF THAT CERTAIN PORTION OF LOT G OF RANCHO
AGUA HEDIONDA, ACCORDING TO SAID PARTITION MAP IBEREOF NO. 823,
BOUNDED AND DESCRIBED AS FOLLOWS; BEGINNlNG AT POINT 7 OF SAID LOT G
WHICH POINT IS ALSO SHOWN AS POINT 14 OF LOT F ON SAID PARTITION MAP
NO. 823; THENCE FROM SAID POINT OF BEGINNING, S.51°15J45~ .• ALONG TIIE
NORTHEASTERLY LINE OF SAID WT G, 1042.27 FEET; THENCE AT RIGHT ANGLES
S.37°44'15"W. 440.57 FEET; THENCE AT RIGIIT ANGLES N,52°15'45"W., 1240.75 FEET
TO A POINT ON THE NORTIIWESTERL Y LINE OF SAID LOT G; TIIENCE N.62°00100"E.
ALONG A PORTION OF TIIE NORTHWESTERLY LINE OF SAID WT G, 483.29 FEET
TO THE POINT OF BEGINNING OF 'TIIE PROPERTY HEREIN DESCRIBED, ALL OF
THE AFOREDESCRIBED LAND BEING IN TI-IE CITY OF CARLSBAD, COUNTY OF
SAN DIEGO, STATE OF CALIFORNIA.
CONTAINING A TOTAL OF 396 ACRES MORE OR LESS.
January 9, 2018 Item #10 Page 109 of 147
STREAMtsfD AL TERA TION AGREEMENT #5·122-00
1. The foJfowing provjsions constitute the limit of activities agreed to and resolved by this
Agreement. The signing of this Agreement does not imply that the Operator is precluded
from doing other activities at the site. However, activities not specfficatly agreed--to and
resolved by this Agreement shall be subject to separate notification pursuant to Fish and
Game Code Sections 1600 et seq.
Proiect Location and Description:
2. The Operator proposes to alter the streambed of an unnamed tributary to Agua
Hedionda Lagoon t~ accommodate the construction of a Municipal Golf Course which
wilt include an 1a~hole championship golf course, clubhouse, maintenance facility. driving
range, conference centart and pads for lndustrlaVgoff refated uses. The project is
located approximately one mile to the east of Interstate 5. Palomar Airport Road fonns
the southem boundary, Hidden Valley Road forms the western boundary, aod the
southern edge of grading for the future extension of Faraday Avenue forms the northern
boundary. The 396-acres project site is located in the northwestern quadrant of the City
of Carlsbad, San Diego County, impacting 0.91 acres of streambed. ·
3. The agreed work includes activities associated with No. 2 above. The project area is
located in an unnamed ephemeral drainage. tributary to Agua Hedionda Lagoon.
San Diego County. Specific work areas and mitigation measures are described on/in the
plans and documents submitted by the Operator, inctuding an Environmental Impact
Report~ and shalt be implemented as proposed unless directed differently by this
agreement.
4. The Operator shall not impact more than 0.91 acres of streambed comprised of 0.46
acres mule fat scrub, and 0;45 acres of unvegetated channel. Impacts are considered
pennanent and wm be mitigated at a 3:1 ratio for mule fat scrub and 1:1 ratio for
unvegetated channel, for a mitigation acreage requirement of 1.83 acres.
Mitigation:
5. As mitigation for the project, the Operator shaH restore through creation and
enhancement, 1.83 acres of comparable wetland habitat on-site. The Operator shall
submif a final Mitigation and Monitoring Plan within 60 days of signing this Streambed
Alteration Agreement. Department approval of that plan Is required prior to project
Initiation/impacts~
AU revegetation shall be instaJled no later than March 31. 2009.
6. The Operator shall mitigate at a minimum 5:1 ratio for impacts beyond those
authorized in this Agreement. In the event that additional mitigation is required, the type
of mitigation shall be detennined by the Department and may Include creation,
restoration, enhancement and/or preservation.
Vegetation, Revegetation and Restoratioa:
7. AU mitigation planting shall have a minimum 100% survival the first year and 80%
survival thereafter and/or shall attain 75 % cover of native wetland species after 3 years
and 90% cover of native wetland species after 5 years. Jf the survival and cover
requirements have not been met, the Operator is responsible for replacement planting to
achieve these requirements. Replacement plants shall be monitored with the same
survival and growth requirements for 5 years after planting. At the completion of the
monitoring period, the mitigation site shall have received NO supplemental irrigation for a
period of two consecutive years, nonnative plants shall not make up more than 5% of the
Page 2 of 5 January 9, 2018 Item #10 Page 113 of 147
STREAMBED AL TERA TION AGREEMENT #5-122-00
20. Water containing mud, silt or other pollutants from aggregate washing or other
activities shaU not be aHowed to enter a Jake or flowing stream or placed in locations that
may be subjected to high storm flows.
Pollution, Litter and Cleanup:
21. The Operator shall compty with all litter and pollution Jaws. All contractors,
subcontractors and employees shalt also obey these laws and it shall be the
responsibility of the operator to ensure compliance.
22. Spoil sites shall not be located within a stream, where spoil coufd be washed back
into a stream, or where it could cover aquatic or riparian vegetation.
23. Raw cement/concrete or washings thereof, asphalt, paint or other coating material,
oil or other petroleum products, or any other substances which could ba hazardous to
aquatic life, resulting from project related activities, shall be prevented from
· contaminating the soiJ and/or entering the waters of the state. These materiars, placed
within or where they may enter a stream/lake. by Operator or any party working under
contract. or with the pennission of the Operator, shaJI be removed immediately.
24. No debris, soil, silt, sand, banc, slash, sawdust, rubbish, cement or concrete or
washings thereof, oil or petroleum products or other organic or earthen material from any
construction, or associated activity of whatever nature shaU be· allowed to enter into or
placed where it may be washed by rainfall or runoff into, waters of the State. When
operations are completed. any excess materials or debris shall be removed from the
work area. No rubbish shall be deposited within 150 feet of the high water mark of any
stream or lake. · ·
25. No equipment maintenance shall be done within or near any stream channel where
petroleum products or other pollutants from the equipment may enter these areas under
any flow.
Other:
26. The Operator shall provide a copy of this Agreement to all contractors,
subcontractors, and the Operator's project supervisors. Coples of the Agreement
shall be readUy available at work sites at all times during periods of active work
. and must be presented to any Department personnel, or personnel from another agency
upon demand •
. 27. The Department reseives the right to enter the project site at anytime to ensure
compliance with terms/conditions of this Agreement.
28. The Operator shall notify the Department, In writing, at least five (5) days prior to
initiation of construction (project) activlUas and at least five (5) days prior to
completion of construction (project) activities. Notification shall be sent to the
Department at 4949 Viewridge Avenue. San Diego, CA 92123 Attn: Tamara A. Spear
29. It is understood the Department has entered into this Streambed Alteration
Agreement for purposes of establishing protective features for fish and wifdlife. The
decision to proceed with the project is the sore responsibility of the Operator. and is not
required by this agreement. It is further agreed all liability and/or Incurred cost
related·to or arising out of the Operator's project and the fish and wildlife
protective conditions of this agreement, remain the sole responsibility of the .
Page 4 of 5 January 9, 2018 Item #10 Page 115 of 147
transfer of this authorization.
5. If a conditioned water quality certifi~tion has been issued for your project,, you must comply
with the conditions specified in the cei;tification as $pedal conditions to this pemut. For your
converrlence, a copy of the certification ~ attached if it contains such conditiom.
6. You must allow representatives fro~ this office to inspect the authorized activity at any time
deemed necessary to ensure that it isi being or has been aCC001plished with the tenns and . ' conditions of your pemu.t
Special Conditions:
1. the pemuttee shall obtain ,..~,. authorization under the Endangered Species Act fur
any and ~u impacts to threatened or endangered species prior to .irutiating.
wateis/wetlands impacts autlk,ri.zed by this IP. The pe.mtllfft shall submit verification
of compliance with this permit condition prior to initiating waf:eis /wetlands impacts
authorized by this IP. This a~thorization may be obtained by the following mea.t'IS: a)
Adoption and appwval of the;City's Habitat Management Plan by the USFWS and
CDFG. (the City would then~ their own take authorization), orb) Individual
Section 10 pen:rdt issued by the USFWS.
::.
2. The permittee shall impact I\~.more than 2.95 aeres of waters of the United States
(including wetlands and non-:wetland waters) .. The permittee shall .fence (with silt
'barriers) the limits of the c~tn.iction corridor to ptevent additional waters /wetlands
impacts and the spread of silf from the construction zone into adjacent
waters/wetlands. H waters/y,etlands hnpacts occur outside these limits, all work
shall cease, and the Corps s~ be notified immediately. Any waters/wetlands
impacts that occur outside ~ fenced and marked limits shall be mitigated at a
minimum 5:1 ratio, md s~Ube subject to the requirements of all the spedal
conditioM listed below. ·
3. The pemdttee shall mitigate ~pacts to 295 acres of watets of the United StaieS
(int:luding wetlands and ~wetland waters) by a) creating 4.5 acres of riparian
habitat on-site adjacent to the.Cannon ~d riparian site and ~ting Macario Creek
riparian conidor; and b) restQring/ enhancing 4.0 acres of wetland habitat offsite at the
Carltu site. Mitigation gradn}g, planting, and iirigation shall begin prior to and/ or
concurrent with the planned date of initiating waters/~ impacts authorized by
this IP.
4. A final cOl'ICeptual wetland mitigation plan based on the Carlsbad Golf Course
Compos it~ Wetlands Mitigatforf Plan (P&J) Environmental Setvices, May 2000) shall be
s~fl..to the Corps for review and approval 30 days prior to mifiating
waters/wetland impacts (cc; '.USFWS and EPA). These .final conaptoal plans shall
be prepared in strict accordance with the Corps' Habitat Mitigation and Monitoring
Proposal Guidelines (June 1,,1993). 1n addition to the .i:ruon::nation presentE!d in
P&:D's draft May 2000 mitig~on plan, it is the Co:r:p's understanding that the
Carlsbad Golf on-site mitigatjon will conform, to the extent practicable, to the
specincations outlined in the .. Cannon Road Mitigation Plan (specifically the
11 Addendum to the C-OnceptutJl Mitigation Plan for Cannon Road E:rten$ion Project Reaches I
3
January 9, 2018 Item #10 Page 121 of 147
and 2" dated February 20, 199.8). The final conceptual mitigauo.n plan shall include
and incorporate all sections of, the Canon Road mitigation plans that pertain to the
Carlsbad Golf project. In addition, all addex,.dums submitted to the Corps shall be
included in the final conceptual plan. The .final conceptual plan shall include details
of the off:site restonition/enhancement including locatio:r1; methods of removal,
replanting strategies and techniques~ success criteria (performance standards),
monitoring/maintenance mefhods and schedules. Additional content and
requirements for the final conceptual plan are listed below in special condition
number five. The final concepN.Al plan shall be submitted as one complete and
eomprehensive document fur Corps review 30 days prior a;> the p.lanned date of
initiating waters/wetlands ill\paets authorized by this IP. No impacts to
waters/ wetlands shall occur ¥nti.l after the Coq,s approves the conceptual plan.
-.
5. Final wetland consltudion plans, specl&ations and drawings based on the Corps-
approved final conceptual wetland mitigation plan shall be submitted to the Corps for
review and approval 10 days.prior to initialing wedand impacts. The final p~ ~
specifications shall also include:
a) All ffrtal specifications. and topography-based layout grading, planting, and
irrigation.
b) A provision that all wetland creation ~as shall~ graded to the same
elevation as the adjae<mt existing wetlands and/ or within one loot of the
groundwater table, and shall be left in a rough grade state~ topographic
relief (includmg charmels) that mimics natural.wetland topography.
c) Planting pallets (plant spedesl size, and number per acre) and seed mix (plant
species and pounds per acre). All planting shall be installed in a~ that
mimics natural plant distnbution (e.g.,. random -axtd/ or aggregate distributions
rather than uniform r<;>ws). Plantings shall generally be placed within the
mitigation areas along-hydrologic gradients that niake ecological sense in
relation to each plant":s facultative category (e.g. obligate, facultative, etc.).
d) A provision that on the first anniversary of the initial plantmg,. all dead p~ts
shall be replaced unless their function has been .replaced by natural
rectuitment as verified by the C0tps.
e) A final implementation schedule that indicates when all wetland/waters
impacts, as well as mitigation site grading, planting; and irrigation will begin
and end.
fJ Five years of explicit ,md measurable su.ccess criteria for wetland creation,
restoration., and enhal;lcement areas. The pennitcc shall COl.1duct a minimum of
five years of maintenance and monitoring of wetland mitigation areas. If success
criteria are met earlier·~ all artificial wat« supply 10 the site bas ceased for a
minimwn oftw<> yean/ the site may be considered, at the Corps discretion, for
early approval. In addition to the success criteria outlined in the final mitigation
.autmonitoring plan, ·evidencel>f wetland hydrology and natural recruitment of
native wetland vegetation must be presen1 OJMite in order to obtain final Colp
approval of the mitigatfon areas. Annual mitigation mailltenancc and monitoring
reports shall be submii!cd to the Corps (cc: USFWS and EPA).
,-
6. Planting and irrigation shall .1:'ot be installed until the Corps has approved the
~tig~tiO:t'\ ~t.Q, g,:-:1d;ng. Thc'pon-nitt-AAall eontac:t !:ha Cotp!l for vuifu:a.tion oE
4
January 9, 2018 Item #10 Page 122 of 147
proper grading of the mitigation site a minimum of 15 days prior to the planned date
of initiating planting.
~
7. H changes are made to the mitigation design during its implem~tion.. the pemrittee
shall immediately notify the Corps. If changes are determined to be greater than
minimal by the Corps, as--built drawmgs of the mitigation.grading, planting, and
irrigation shall be submitted to the Coips (cc: USFWS and EPA) within 30 days of
implementing the redesigned.mitigation.
8. The permittee shall staff a qualified biologist on site during all phases of construction
and mitigation implementation to ensure compliance with the ~ts of this . pemut, and shall pIOd~ce a report that documents the tlmi.ng and events of the final
implementation schedule. The pennittee shall submit the biologist's name, adchess,
telephone number, email address (if ava&b]e), and work scltedule on the project to the
_ Cprps..pnot to the planned date of initiating waters/wetlands impacts authorized by
thi5 IP. The permittee shall report any vtoJation to the Corps within one day of its
OCCUl'tence.
9. The permittee shall submit a raport to the Corps within 30 days of completian of
watas/wetlands impacts authori7.ed by this IP that documents compliance with all
permit condition$. The report shall include photogtaphs showing fenced and mar.Iced
li.tnits of impacts to all Corps. jurisdictional axeas, as-built construction drawings and a
sm:nmaxy of all project activities.
1 O. 1he pennittee shall not remo,.,.e/impact vegetation from development areas from
M~h 15 to September 15 to avoid impacts to nesting birds. Any .habitat rest.oration
and creation activities also shall be timed to avoid disturbance of Federally-listed and
other migratory nesting birds (i.e., avoid disturbance from March 15 tnrough
September 15). However, the permittee may be authorized. ~ remove/impact
vegetation within developine,nt and restoration areas during this time if a qualified
biologist surveys the proposed work area immediat.ely prior to the vegetation removal
and concludes that no impacts to nesting birds will occur. The results of the survey
shall be provided to the Corps for review and approval prior to initiation of
vegetation removal A qualified biologist shall monitor the vegetation removal to
~ the no impacts to nesting birds wilt OCC'Ul'.
11. The pemdttee shall ensme that warer quality is maintained within the channel at and
downstream of the project site by irr.cotporating appropriate design elemenb into the
project {e.g., maintaining a soft bottolil channel, installing detention basins, etc.}
12. 1b.e pennittee shall p:ieserve in perpetuity all mitigation areas by placing a biological
. consexvation easement in favot of an agent approved by the Corps on these areas. "Th.e
peimitTee shall submit a d:raft-°easement to the Co,:ps prior to initiating wetlat!d
impacts. The fumt and ronmpt of the easement shall .follow the endoseq example, and
must be approved by the Coips prior to its execution. lhe easement shall state clearly
tba.tno other easements or activities that wou1d result in soil dishnbance ax.di or
vegetation removal, except as. approved by the Co:tps, shall be allowed within the
biological conservation easement area. The pennittee shall submit the final easement
within 10 days of receiving Coips approval of the draft easement. . 5
January 9, 2018 Item #10 Page 123 of 147
Further Information:
1. Congressional Authorities. You have been authorized to undertake the activity described
above pursuant to:
( ) Secti.on.10 of the River and H~r Act of 1899 (33 US.C. 403).
(X) Section404 of the Clean Water Act (33 USC 1344).
( } Section 103 of the Marine Protection,, Re:;earch and Sandumies Act of _19'72 (33 USC. 1413}.
2 Limits of this authorization.
a. This pemu.t does not obvia~ the need to obwn other Fedeml,. state, or loca1
authorizations required by law.
b. This permit does not gTant any property rights or exclu.sm privileges.
c. This permit does not authorize any injury to the p.toperty or rights of others.
d This permit does not authorize interference with any existing. or proposed Federal
project.
3. Limits of Federal Uability. In ~g this permit, the Federal Government does not assume
any liability for the following:
a. Damages to ihe pemtitted project or uses thereof as a result of other pemu~ or
unpermitted activities or from natul'81. causes. .
b. Damages to the permitted project or uses 1hereof as a zesult of current or future activities
undertaken by or on behalf of the United States in tlv! public iniefest.
c. Dai:nagQ$ to pen;.on$, property, or to oiher permitted or unpe:nnitted activities or
stnu:tmes caused by the adivity authorized by this permit.
d Design or construction deficiencies associated with the pennitted work.
e. Damage claims associated with any future modification,. suspension,. or revocation of this
permit..-< --
4. Reliance on Applicant's Data. The determination of this office that issuance of this _pennlt is
not contrazy to the public interest wss made in reliance on the in!onnation you provided.
5._ Reevaluation of Permit Decision. ~ office may reevaluate its decision on this permit at any
time the circwnstances warrant Cii:cwnstances that could require a reevaluation include, but are
6
January 9, 2018 Item #10 Page 124 of 147
not limited to., the following:
a. You fail to comply with the terms and conditions of this permit
t,. The infonnation provided by you in support of your permit applicatiOn proves to have
been false, incomplete, or inaccurate (See 4 above).
c.. Significant new information surfaces which this office did not considet' .in reaching the
original public interest decision.
Such a :reevaluation may ~t in a determination that it is appropriate to use the suspensiol\,
modification,. and revocation procedures contained in 33 CFR 325.7 or enforcement procedures
such as those contained in 33 aR 326.4 and 326.S. The referenced enfoicement procedures
provide for the issuance of an administrative order requiring you to compJy with 1he terms and
conditions of your pcmnit and for the initiation of legal action where apptoprla.te. You will be
required to pay for any corrective measure ordered by this office, and if you fail to comply with
such cfuedive1 this office may in certain situations (such as ihose specified in 33 CPR 209.170)
accoaq,lish the corrective :rnea5Ut'eS by contract or otherwise and bill you for the cost.
6. Extensions. General condition 1 establishes a time limit for the completion of the activity
authorized by this permit Unless there are circumstances requiring either a prompt completion
of the authorized activity or a :reevaluation of the public interest decision,, the Coips will nor:mall:y
give you favorable consideration to a request for an extension of this time limit
7
January 9, 2018 Item #10 Page 125 of 147
Page:~
Date: August 28, 2003
Permit Application No.: A~ll-00-087
to the plans shall occur without a Coastal Commission approved amendment to this coastal
development permit unless the Executive Director determines that.no amendment is legally
required.
2. Mitigation for Upland Habitat lmoa.c#~; PRIOR TO ISSUANCE OF THE COASTAL
DEVELOPMENT PERMIT, the applicant shall submit to the Executive Director for review and
written approval, a final detailed coastaJ sa.ge scrub mitigation plan. Said plan shafl be developed
in consultation with the U.S. Fish and Wirdlife Service and the California Department of Fish and
Game, and shall include the following: ·
a. Preparation of a detailed site plan)feliheating all areas a~ types of Impact to upla,:id
habitat species (both permanent and temporary} and the exact acreage of each impact.
In addition. a detailed site plan of the mitigation sites shall also be included.
b. Impacts to coastal sage scrub shall-be mitigated at not less than a ratio of 2:1.
c. Mitigation methods shall be con~istent with those approved In Section. 7 -9 of the second
addendum to the Carlsbad HMP a·na Policy 7-1.10 of the Mello ti Land Use Plan of the
Carlsbad lCP, as provided In Exhibit 10.
d. A minimum buffer of 20 feet shall be provided between development as defined In Section
30106 of the Coastal Act, and native upland habitat, except as otherwise provided In
Section 7-11 of the second addendum the Carlsbad HMP and Policy 3-1.12 of the Mello II
Land Use Plan of the Carlsbad LCP, as provided in Exhibit 10.
e. Location where the seeds will be collected and identification of plant species to be used
for the restoration area;
t. Application rate (e.g. pounds per acre nf seeding effort);
g. Methods of weed eradication. No weed whips shall be permitted after installation of the
seed mixes;
h. Designation of a qualified botanist to=supervise the restoration effort;
i. Goals, objectives and success criteria. The pfan shall include quantitative success criteria
that ctearty relate .to the goals and objectives of the habitat ~estoration program. These
quantitative success criteria shall be based on sampling reference sites or on pertinent
published reports. The success critieria shall include minimum requirements for specie$
diversity and cover of shrubs, subshrubs, and herbaceous species. At minimum, five
years after the initial planting the restored areas shall support at least 10 native species
appropriate to characterize the vegetation type and have evidence of recruitment of at ·
least ona.halt of these species. Weeds shall be controlled as specified in (g) above and
never constitute more than 1~ percent of the total cover.
j. At completion of the mitigation/restoration effort. the restoration specialist shall prepare a
Jetter report indicating that the installation is finished and that the five-year monitoring .
period has begun. Monitoring reports shall be submitted to the City and the Executive
Director annually for five years. ·If.at the end of five years, any of the restored areas fail to
meet the success criteria as contained in the finat mitigation plan, the monitoring and
January 9, 2018 Item #10 Page 130 of 147
.\ ~
maintenance peri()(.. .,Ill be extended one full year for that a1· .... -: Final monitoring for
success shall occur after at least a three-year period during which there has been no
remediation or maintenance,.other than weeding. If the success critieria are not met after
6 years, an amendment to the permit shall be required.
The permittee shall undertake development ln accordance with the approved mitigatron/restoration
plan. Any proposed changes to the approved plans shall be reported to the Executive Director.
No changes to the pJans shall occur without a Coastal Commission approved amendment to this
coastal development permit unless the Executive Director determines that no amendment is
legally required.
3. Restoration for Construction Impacts. PRIOR TO ISSUANCE OF THE COASTAL
DEVELOPMENT PERMIT, if any temporary wetland and/or riparian impacts are proposed, the
applicant shall submit a detailed revegetation plan indicating the type, size, extent and location of
all plant rnatertafs, any proposed irrigation system and any other landscape features necessary to
revegetate any proposed temporary wetland and/or riparian impacts. The restoration program
shall be developed in consultation with the U.S. Department of Fish and Wildlife and the California
Department of Fish and Game. and at. a minimum shall include: . .
Before/ After Survey. The condition of th.a wetland and/or ·riparian revegetation and substrate
under the two approved golf cart crossing locations shall be documented prior to
construction, and the extent of pi:oposed temporary impacts shaH be ldentffied. The extent of
impacts to the vegetation and substrate shall be assessed and documented after completion
of the repairs. Temporary wetland and/or riparian impacts shall be revegetated at a ratio of
1:1. There shall be no we11and impacts except for those temporary impacts associated with
construction of the two approved golf cart crossings. No permanent wetland or riparian
impacts shall be allowed.
a. The following goals, objectrves and performance standards for the restoration sites:
1. Full restoration of all wetland and/or riparian impacts that are identffied as
temporary. Restoration of temporarily impacted areas shall include, at a
minimum, restoration of before-impact elevations, restoration of before-impact
hydrology, removal of all non-native plant species, and re~ntlng with locally
collected native wetland and/or riparian plant species.
2. After construction and restoratio11, a. permanent minimum buffer of 1 oo feet sh~IL
be provided between development and wetlands, and a minimum buffer of 50
feet shall be provided between development and riparian area, except as
shown on the "City of Carlsbad Golf Course Revisions" plan dated February 7,
2003. For the two approved golf cart path crossings and the golf course playing
areas adjacent to the riparian area as shown on the plan, an average minimum
post-construction buffer of ,so feet shall ~e provided between new development
and wetlands, and an average minimum post-construction b_uffer Of 25 feet shall
be provided between new development and riparian areas, consistent with
Pollqy 3-1.12 of the Mello n Land Use Pran and Section 7-11 of the Carlsbad
HMP, as provided in Exhibit 10, unless otherwise approved by the Executive
Director in a manner consistent with the finaf, approved devE;1lopment plans and
mitigation/restoration plans. The buffer between development and
riparian/wetland habitat for these referenced areas shall not be less than 1 o feet
· · in width at any one point
3·. As shown on the pfan entitled ~City of Carlsbad Golf Course Revisions"
submitted with LCPA 1-038 (Carlsbad HMP) on Feb~ary 7, 2003, and
January 9, 2018 Item #10 Page 131 of 147
consiste,. Mth the golf course hardllne map (FigL .. a Revised) in the Carlsbad
HMP, golf cart path crossing #1 shall utilize the existing farm road, and crossing
#2 shall utilize a bridge span structure. No permanent riparian impacts shall
occur for either crossing.
4. Success criteria and final performance monitoring shall provide at feast a 90%
coverage of areas disturbed by construction actMties within 1 year of
completion of construction activities. ·
5. The final design and construction methods that will be used to ensure the
restoration sites achieve the defined goals, objectives and perfonnance
standards.
6. Submittal. within 30 days of completion of initial restoration work. of post0
restoration plans demonstrating that the restoration sites have been established
in accordance with the approved design and construction methods.
Construction impacts to sensitive habitat areas (e.g., coastal sage and other native upland habitat,
wetlands, and riparian areas) shall be avoided by identifying and staking all sensitive habitats
outside the project footprint. and educating the construction crews about the importance of these
habitats and need for protection.
The permittee shall undertake development in accordance with the approved restoration plan.
Any proposed changes to the approved plans shall be reported to the Executive Director. No
changes to the plans shall occur without a Coastal Commission approved amendment to this
coastal development permit unless the Executive Director determines that no amendment is
legally required.
4. Final Landscape Plans. PRIOR TO ISSUANCE OF THE COASTAL DEVELOPMENT
PERMIT, the applicant sha11 submit to the Executive Director for review and written. approval, a
detailed final landscape plan for the proposed development. Said plan shaU show the type, size,
extent and location of all proposed vegetation and any necessary irrigation, and shall provide the
following information and/or commit to the following requirements:
a. The installation of plant materials on the site, except for golf course turf within the playing
and practice areas, shall consist only ot drought-tolerant native or non-invasive plant
materials. Within buffers adjacent to native habitat, only native plant materials shall be
installed. To the extent feasible, native grasses shall be utlilfzed In ·rough"' areas.
b. Required habitat buffers, as provided in Special Condition #2, shall be rdentitied. The
applicant shall provide a list of proposed plants to be used in the buffer areas, and shall
indicate the type and location of any proposed barriers, signage or other methods that will
be utilized to separate golf course activities from protected native habitat, wetlands and/or
riparian area.
c. A planting schedule that indicates the pfanting plan wiU be implemented within 60 days of
completion of construction.
ct. A written commitment by the applicant that all required plantings will be maintained in good
growing condition, and whenever necessary, will be replaced with new plant materials to
ensure continued compliance.
e. A written commitment by the applicant that five years from the date of opening of the golf
course, the applicant will submit for the review and written approval of the Executive
January 9, 2018 Item #10 Page 132 of 147
Director, a landscap, ,\onitoring report, prepared by a licens: landscape Architect or
qualified Resource Specialist, that certifies the on-site landscaping is in conformance with
the landscape plan approved pursuant to this Special Condition. The monitoring report
shaJI include photograp~ic documentation of plant species and plant coverage.
f. If the landscape mon"itQnng report indicates the landscaping is not in conformance with or
has failed to meet the pertormance standards specified in the landscaping plan approved
pursuant to this permit, the applicant, or successors in interest, shall submit a revised or
supplemental landscape plan for the review and _approval of the Executive Director. The
revised landscaping plan must be prepared by a Hcensed Landscape Architect or a
qualified Resource Specialist and shall specify measures to remedlate those portions of
the original plan that have failed or are not in conformance with the original approved plan.
The permittee shall undertake development in accordance with the approved landscaping plans.
Any proposed changes to the approved landscaping plans shall be reported to the Exe<::utive
Director. No changes to the plans shall occur without a Coastal Commission approved
amendment to this coastal development permit unless the Executive Director determines that no
amendment Is legally required. ·
s. Erosion Control Plans .. PRIOR TO ISSUANCE OF THE COAST AL DEVELOPMENT
PERMIT, the applicant shall submit to the Executive Director for review and written approval, an
erosion and sedf ment control plan for the proposed development, prepared by a qualffled resource
specialist. The plan shall be in substantiaJ conformance with the following requirements: ·
a. The plan shall delineate the areas to be disturbed by grading or construction activities and
shall include any temporary access roads, staging areas and stockpRe areas. The natural
areas on the site shall be clearly delineated on the project site with fencing or survey flags.
No grading or staging of equipment or supplies shall occur in the protected areas.
b. The plan shall specify that if grading occurs during the rainy season (October 1 -
March 31), the applicant undertake the following protective measures to assure offsite
sedimentation is minimized to the maximum extent feasible: install or construct temporary
sediment basins (including debris basins, desilting basins or silt traps). temporary drains
and swales, sand bag barriers and/or slit f enclng; stabmze any stockpiled filf with geofabric
covers or other appropriate cover; install geotextiles or mats on all cut or ftlf slopes; and
close and stabilize .open trenches as soon as possible. ·
These erosion and sediment control measures shall be required on the project site prior to
or concurrent with the initial grading operations and maintained throughout the
development process. All sediment shoukt be retained on-site unless removed to an
approved dumping lo~tion either outside the coastal zone or to a site within the coastal
zone permitted to receive fill.
c. The plan shall also include temporary erosion control measures should grading or site
preparation cease for a period of more than 30 days, including but not limited to:
stabilization of all stockpiled fill, access roads, disturbed soils and cut and fill slopes with
geotextiles. and/or mats, sand bag barriers, and/or ·silt fencing; and installation of temporary
drains and swales an~ sediment basins. These temporary erosion control measures shall
be monitored and maintained until grading or construction operations resume.
The permittea shall undertake development in accordance with the approved erosion control
plans. Any proposed changes to the approved pfans shall be reported to the Executive Director.
No c~anges to the plans shaJI 9ccur without a Coastal Commission approved amendment to this
January 9, 2018 Item #10 Page 133 of 147
coastal development permh J1ess the Executive Director determine.· .hat no amendment is
legally required.
6. Drainage and Polluted Runoff Control Plan. PRIOR TO ISSUANCE OF THE COASTAL
DEVELOPMENT PERMIT, the applicant shall submit for the review and approval of the Executive
Director, final drainage and runoff control plans including supporting calculations. The plan shall
be prepared by a ficensed engineer and shall Incorporate structural and non-structural Best
Management Practices (BMPs} designed to reduce the pollutant load of runoff to the maximum
extent feasible, and reduce or eliminate any potential increases in the volume or velocity of mrioff
leaving the site. In addition to the specifications above, the plan shall be in substantll!ll
conformance with the following requirements:
a. Setected BMPs (or suites of BMPs) shall be designed to treat, infiltrate or filter stonnwater
from each runoff event, up to and Including the 85th percentile, 24--hour runoff event for
volume-based BMPs, and/or the 85th percentile. 1-hour runoff event, With an appropriate
safety fa~or. for flow-based BMPs.
b. BMPs shall be selected to address the pollutants of concern for this· development,
including sediments, nutrients, pesticides, fertilizers, metals, petroJeum hydrocarbons.
trash and debris, and organic matter.
c. Runoff shall be conveyed off site in a non-erosive manner. _Energy dissipating measures
shall be installed at the terminus of all outflow drains.
d. Drainage from all roofs, parkjng areas, driveway area, and other impervious surfaces on
the building pad shan be directed through vegetative or other media filter devices effective
at removing and/or treating contaminants such as petrole~m hydrocarbons. heavy metals,
and other particulates.
e. Opportunities for directing runoff into pervious areas located on~site for infiltration and/or
percolation of rainfall through grassy swales or vegetative filter strips, shall be maximized.
f. The plan shall include provisions for maintaining the drainage system, including structural
BMPs, ill a functional condition throughout the life of the approved development. The plan
shall include an identification of the partY or entity{iesl responsibJe [or. maintaining the
various drainage systems over Its lifetime and shall include written acceotance by the
responsible entltyfles). Such maintenance shall include the following: (1) BMPs shall be
inspected, cleaned and repaired when necessary prior to and during each rainy season,
including conducting an annual lnspectioQ no tater than September 301h each year and (2)
should any of the project's surface or subsurface drainage/filtration structures or other
. BMPs fail or result in increased erosion, the applicant/landowner or successor-in-interest
shall be responsible for any necessary repairs to the drainage/filtration system or BMPs
and restoration of the eroded area. Should repairs or restoration become necessary, prior
to the commencement of such repair or restoratron work, the applicant shaft submit a
repair and restoration plan to the Executive Director to determine if an amendment to this
coastal development permit or a new coastal development permit is legally required to
authorize such work. ·
g. Parking lots susceptible to stonnwater should be swept with a vacuum regenerative
sweeper on a regular basis.
h. The golf course shall be equipped with flow reducers or shutoff valves triggered by a
pressure drop so that broken pipes do not increase flow to the storm dralns;
January 9, 2018 Item #10 Page 134 of 147
1 • ' • i. The applicant shalf;. Jvide, for the review and approval of UY_ 2'xecutive Director, plans
for a self-contained cart washing facility that is equipped with a pre-treatment facility, and,
if significant discharge is proposed, is connected to the sanitary sewer;
j. All storm drain inlet structures must be equipped with trash racks, which shalt be
maintained by the applicant and/or authorized agent.
k. Storm drains shall be stenciled with,water quality wamings indicating that the drain flows
to the lagoon. . · • · ·
The permittee shall undertake development in accordance with the approved drainage and runoff
control plans. Any proposed changes to the app~ovad drainage and runoff control plans shall be
reported to the Executive Director. N~ changes to the approved plans shall occur without an
amendment to this ·coastal development permit unless the Executive Director determines that no
amendment is legally required.
7. Water Quality Monitoring.Plan .. PRIOR TO ISSUANCE OF THE COASTAL
DEVELOPMENT PERMIT. the applicant shall submit for the review and approval of the Executive
Director. a water quality monitoring plan to ·address the quality of runoff prior to leaving the site or
entering the onsite riparian area. The pJan shall describe the methodology for monitoring,
including specific threshold levels and sampling protocols, location of monitoring sites, schedule
for monitoring, and reporting of results. The monitoring plan shall also indude a. contingency plan
describing the actions to be taken if water quality impacts are discovered. In addition to
specifications above, the plan shall be in su.bstantial conformance with the following requirements:
a. The plan shall require monitoring of the following pollutants: nitrates, nitrJtes, phosphates,
dissolved oxygen, pH, total suspended solids (TSS), acute and. chronic toxicity, and shall
indicate the proposed sampling frequencies. Total suspended solids (TSS) shall be
sampled for at the same frequency as the nutrients.
b. The plan shall specify maximum threshold levels for each water quality parameter.
c. The plan shall specify sampling protocols to be used for each water quality parameter.
Measurements must be precise enot,Jgh to evaluate compliance with applicable water
quality threshold levels.
d. Sampling .for baseline data shaJI be conducted a minimum of three (3) times and during
different level stonns to acquire a representative sample of water quality conditions at the
site.
e. Results of monitoring shall be submitted to the Executive Director annually.
f. If any water quality threshold levels· referre<;f to above in b) are exceeded, the applicant {or
successor interest) shall notify the Executive Director of the exceedances and potential
impacts and within 48 hours of receipt.of the monitoring data. At the same time the
applicant shall consult with the Exec·utive Director regarding the need for additional
sampling to evaluate the exceedance or corrective action to minimize water quality
impacts. The applicant shall report to the Executive Director on the possible causes of the
exceedance and proposed corrective actions within 30 days of the initial receipt of the
data.
g. If any water quality impacts persist after three years of detection, not withstanding any
corrective actions taken by the applicant, all use of the chemicals that exceed water quality .
threshold levels shall ~ease.
January 9, 2018 Item #10 Page 135 of 147
8. Turf and Pest Management Plan. PRIOR TO ISSUANCE OF THE COASTAL
DEVELOPMENT PERMIT, the applicant shall submit to the Executive Director for review and
approval, a detailed turf and pest management plan for the golf course portion of the development.
The plan shall comply with the following requirements·:
a. Turt m·anagement practices shall utillza state-of-the-art enVironmental methods to minimize
fertilizer use, water use and chemical pest control to the maximum extent feasible, to avoid
impacts to native upland habftat, wetrands, riparian areas, and water quality.
b. The plan shall favor non-chemical-strategies over chemical strategies for managing onsite
pests. Chemical strategies shall only be employed after all other strategies have been
used and proven inetf ective. This shall be demonstrated by providing written notice to the
Executive Director of the non-chemical strategies that wm be used. the reasons for their
ineffectiveness, and the chemical strategies that are being considered~
The· permlttee shall undertake development in accordance with the approved turf and pest
management plan pf ans. Any proposed changes to the approved plans shall be reported to the
Executive Director. No changes to the approved plans shall occur without an amendment to this
coastal development permit unless the Execu~e Director determines that no amendment is
legally required.
9. Public GoJf Course Facility. The gotf course, clubhouse, parking.areas, drMng range,
conference center and pads for future industriaVgolf related uses shall be operated as facilities
open to the general public. Any proposed change in the level of public access and/or public use
shall require an amendment to this pennit Signage shall be provided indicating that the onsite
taciJities as provided above are open to the public.
10. Open ~pace and Conseivation Easement.
A. No development, as defined in Section 30106 of the Coastal Act, shall occur in
those areas Indicated as Preservation Areas in Exhibit 7 (City Golf Course, Revised
Figure 8 of the Carlsbad HMP, CAR LCPA 1-038), except for temporary impacts
associated with construction of the two approved golf cart path crossings, consistent
with Special Condition #3, and onsite habitat restoration/revegetation activities as part
of an approved coastal sage scrub mitigation plan, consistent with Special Condition
#2.
B. PRIOR TO ISSUANCE OF THE COASTAL DEVELOPMENT PERMIT, the
applicant shalt execute and record a document in a form and content acceptable to
the Executive Director, irrevocably offering to dedicate to a the Caiifom!a Department
of Fish and Game and the U.S. Fish and Wildlife Services, or their successor
agencies, an open space and conservation easement over all onsite habitat
preservation areas, and all mitigation areas (onsite and/or offsite) that will be utilized
to address onslte impacts to habitat. The recorded document shal1 include legal
descriptions of both the applicant's entire parcel and the easement area(s). The
recorded document shall aJso reflect that development in the easement area(s) is
restricted as set forth in this permit condition.
C. The offer to dedicate shaJI be recorded free of prior liens and encumbrances which
the Executive Director determines may affect the interest being conveyed. The offer
shall run with the land in favor. of the People of the State of California, binding all
successors and assignees, and shall be irrevocable for a period of 21 years, such
period running from the date of recording.
January 9, 2018 Item #10 Page 136 of 147
11. Protection of the Coastal Califomi§ Gnatcatcher. To prevent breeding/nesting season
Impacts to the coastal California gnatcatcher (PolioptUa califomica califomica), U,e permittee shall
not undertake any dearing or grading actMtres on the golf course site between March 1 and
August 15, unless approved in writing by the U.S. Flsh and Wildlife Service and the California
Department of Fish-and Game. Herbicide, pesticide and/or fertilizer applications shall occur
outside of a 100-foot exclusion zona to avoid drift towards nesting areas. A worker education
program shall be implemented to ensure that all golf course construction and maintenance
workers know the location of all gnatcatcher nests and are aware of the above-described
protection measures.
During the non-breeding season (August 16 through February 28), if construction activities will
produce noise levels greater than 60 db, gnatcatcher-occupled habitats within the habitat preserve
areas shall be shielded from tha sight and sound of such activities taking place within 50 feet of
the occupied habitat, using the fotlowing technique. During.construction, the gnatcatcher habitat
will be shielded from sight and sound by 8-foot high, solid 1-inch thick barriers. A biological
monitor must be onsite daily to ensure that the co,:1structlon·_activities are having no negative
impact on gnatcatchers.
The permittee shall staff a qualified monitoring biologist on-site during all CSS clearing and any
other project-related work adjacent to CSS to be avoided. The biologist must be acknowledgeable
of gnatcatcher biology and ecology. The permittee shall ensure that prior to and during the
clearing of coastal sage scrub and/or any other suitable gnatcatcher habitats outside the
gnatca.tcher breeding season, the biologist shall locate any individual ghatcatchers on-site and
direct clearing to begin in an area away from birds. In addition, the biologist shall walk ahead of
clearing equipment to flush birds towards areas of habitat that will be avoided and/or which are
located within the permanent preserve areas.
12. Open Space Restriction.
A. No development, as defined in Section 30106 of the Coastal Act. shall occur in habitat
buffer areas as required in Special Con91tions #2 and 4. and as identified in the final
landscape plans, and as described and depicted in an Exhibit attached to the Notice of
Intent to Issue Permit (NOi) that the Executive Directo~ issues for this pennit, except for
1. approved landscaping activities and plantings and/or restoration and
revegetation of native habitat according to the final coastal sage scrub mitigation
plan; and
B. PRIOR TO ISSUANCE BY THE EXECUTIVE DIRECTOR OF THE NOl FOR THIS
PERMIT, the applicant shall submit for the review and approval of the Executive Director,
and upon such approval, for attachment as an Exhibit to the NOi, a formal legal description
and graphic depiction of the portion of the subject property affected by this condition, as
generally described above and shown on Exhibit 7 attached to this staff report.
C. PRIOR TO ANY CONVEYANCE OF THE PROPERTY THAT IS THE SUBJECT OF THIS
COASTAL DEVELOPMENT PERMIT, the applicant shall execute and record a deed
restriction, in a fonn and content acceptable to the Executive Director: (1) indic.ating that,
pursuant to this permit, the California Coastal Commission has authorized development on tt,e
subject property, subject to' terms and conditions that restrict the use and enjoyment of that
property (hereinafter referred to els the "Standard and Special Conditions); and (2) imposing all
Standard and Special Conditions of this permit as covenants, conditions and restrictions on the
use and enjoyment of the Property. The restriction shall include a legal description of the
applicant's entire parcel or parcels. It shall also indicate that, in the event of an extinguishment
January 9, 2018 Item #10 Page 137 of 147
' . '
or termination of the dt.., J restriction for any reason. the Stano~· J and Special Conditions of
this permit shall continue to restrict the use and enjoyment of the subject property so long as
either this permit or the development it authorizes -or any part, modification or amendment
thereof-remains in existence on or with respect to the subject property.
13. Any future revisions to the golf course layout and/or design which may be necessary to
address golf course operations or any other reason shall require an amendment to this permit.
Any such revisions to the golf course shall occur within the approved developable area in the least
environmentally damaging manner that is most protective of the sensitive resources within the
habitat preserve. No impacts to resources within the preserve shall be permitted.
14. Technical Advisory Panel. An independent technical advisory panel of environmentaJ and
agency representatives shall be provided the opportunity to review and comment on the
management plans and ongoing monitoring reports. This will allow for meaningful Input by all
parties interested in the water quality in the Agua Hedionda Lagoon, and will assist the Coastal
Commission staff and the City in effectively assuring the. environmental quality of the golf course.
All review and comm~nts will· be-requested to be submitted within 45 days of· receipt of draffptans.
The Executive Director of the California Coastal Commission shall have final authority over the
· determination of condition compliance, unless it i~ determined that the item should be referted to the
Commission. ·
A-6-C II-00-087p
January 9, 2018 Item #10 Page 138 of 147
soa,, ..... IE
A ~ Sempra Energy utilityM
June 23, 2005
City of Carlsbad
Recreational Department
1200 Carlsbad Village Drive.
Carlsbad, CA 92123
Attn: John Cahill, Municipal Projects Manager
Dear Mr. Cahill:
LEITER OF PERMISSION FOR GRADING
AND CONSTRUCTION OF IMPROVEMENTS
EXHIBIT E-6
San Diego GB$ & Electric
8335 Century Par!( Court
San Oleqo, CA 92123
San Diego Gas & Electric Company (SDG&E) is the owner of a 100', 150', & 200) Electric
Transmission Easement and a 20' Gas Transmission Easement located in and around the
fol1owing ~egal description; TiiOSE PORTIONS OF SECTION 35, TOWNSHIP 12 SOUTH,
RANGE 4 WEST AND SECTION 2, TOWNSHIP 13 SOUTH, RANGE 4 WEST, SAN
BERNARD1NO MERIDIAN, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO,
STATE OF CALIFORNIA, ACCORDING TO TIIB OFFICIAL PLAT TIIEREOF, SAID
PROPERTY BEJNG MORE PARTICULARLY DESCRIBED IN EXHIBIT "A" OF QUIT
CLAIM: DEED RECORDED MARCH 28, 1989 AS FILE NO. 89-157040 OF 0.R. (A.P.N.
212-010-05, 07, 11 , 12, 13, & 15; A.P.N. 212-041-12 TO 36; A.P.N. 212-082-01 TO W; A.P.N.
212-081-01 TO 21)
(SDG&E Right of Way No. 31580, Recorded April 15, 1954 in Book 5205, Page 419 of O.R.;
SDG&E R/W No. 31581, Recorded May 6, 1954 in Book 5230, Page 131 of O.R.; SDG&E RJW
No. 45062, Recorded August 14, 1957 in Book 6706, Page 514 of O.R.; SDG&E RfW No.
45064, Recorded September 27, 1957 in Book 6767, Page 25 of-0.R.; SDG&E RJW No. 31564,
Recorded April 15, 1954 in Book 5205, Page 416 of 0.R.; SDG&E RfW No. 31565, Recorded
May 3, 1954 in Book 5525, Page 397 of 0.R.; SDG&E R/W No. 45474, Recorded May 11, 1961
as Doc. No. 81362 of O.R.; SDG&E R/W No. 45476, Recorded May 15, 1961 as Doc. No.
82981 of O.R.).
We have reviewed and approved the Grading & Improvement Plans for Carlsbad Municipal Goff
Course -Phase II, accepted April 4, 2005, which shows the proposed grading and improvements
on the property subject to our easement, attached hereto as Exhibit 'A' (27 sheets). ·
Carlsbad Golf Co\Jl'Se.doc January 9, 2018 Item #10 Page 143 of 147
Permission is hereby granted to City of Carlsbad (Pennittee), to grade and construct
improvements as shown on said plan, subject to the following conditions:
1. Expiration:
This "Permission to Grade" shall expire if grading does not commence within 6
. months from the date of this letter> or work is not diligently pursued to completion.
2. Submittals:
2.1. Permittee agrees to supply SDG&E with •as built' grading, improvement, and profile
plans to SDG&E specifications, if requested.
2.2. Pennittee agrees to submit for review and approval~ a blasting plan prior to blasting, if
blasting is required.
3. Pre-Construction Meeting:
SDG&E's Land Management Rep~sentative (LMR) must be invited with at least
three (3) working days prior notice.
4. Grading:
4.1. At least twenty-four (24) hours notice must be given to SDG&E's LMR before start of
work. Field changes to plans within said easement shall be approved in writing by
SDG&ELMR.
4.2. Pennittee is responsible to call DIG ALERT at 1-800-227-2600 for all underground
mark-out locations 48 hours before digging.
4.3. SDG&E standby persoruiel are required when grading or ground penetration occurs
within the gas transmission easement or within ten (10) feet of the gas line when in a
:franchise position.
4.4. No power-operated equipment shall b_e used within two (2) feet of any portion of the gas
line, only hand digging is allowed and an SDG&E standby is required
4.5. If any contact is made with the gas line or its coating~ SDG&E must be notified
immediately at 1-800-411-7343 and the area left exposed.
4."6. The gas easement sha11 be staked with ribboned lath at fifty-foot (50') increments and
the staking shall be maintained at all times during grading and construction of the
project.
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January 9, 2018 Item #10 Page 144 of 147
4. 7. SDG&E . reserves the right to inspect and perform quality control work during
construction. SDG&E standby personnel are authorized to stop work around the gas
line if all required precautions are not strictly adhered to.
4.8. Equipment crossings of the gas line must be designed to eliminate any possible damage
to the gas line and approved by SDG&E gas transmission engineering.
4.9. Clearance of (35) feet minimum between the SDG&E electric transmission wires and the
natural ground shall be maintained on any given day, noting line sags vary depending
on ambient temperature and line current All requirements, including but not limited
to OS~ CAL .. ;OSHA~ ANSt NIOSH, and NEC for clearances when working
around energized electrical facilities must be maintained. ·
4.10. No grading shall be allowed within ten (10) feet of a single wood pole structure or
anchor, or fifteen (15) feet from any multi-wood pole structure (H-fram~ 3·pole, etc),
or twenty (20) feet from any electric steel lattice towers or thirty (30) feet of steel
poles. All measurements are taken from the fac~ of pole or face of foundation.
5. Special Conditions:
5.1. All new SDG&E access roads shall be swfaced with an all-weather material. All access
driveways shall have a 30' wide commercial grade apron. Roads shall be compacted
to 90% relative maximum compaction. SDG&E requires that Pernrittee submit a
complete compaction report upon completion of all areas of grading within the
SDG&E gas transmission easement. Appropriate plans must be made to protect the
affocted areas from storm water.
5.2. All trees planted within SDG&E's easement, shall be no more than lS.00 feet in height
at maturity and shall not restrict SDG&E's access to any of its facilities.
5.3. Irrigation systems shall not spray directly onto any electric facilty> access road or
maintenance pad .
. 6. Erosion Control:
6.1. All disturbed and created slopes, within the SDG&E electric transmission easement,
shall be hydro-seeded or planted by Permittee with an SDG&E approved mix.
6.2. All drainage shall be designed to prevent erosion ofSDG&E easement and access roads.
7. Storage:
7.1. This permission to grade letter does not permit storage of equipment, materials, dirt or
debris on the easement or SDG&E fee owned property.
Carlsbad Golf Course.doc 3 January 9, 2018 Item #10 Page 145 of 147