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EIR 11-02; QUARRY CREEK MASTER PLAN; UPLAND MITIGATION PLAN; 2014-10-13
Prepared by: HELIX Environmental Planning, Inc. 7578 El Cajon Boulevard, Suite 200 La Mesa, CA 91942 Quarry Creek Master Plan Project Upland Mitigation Plan October 13, 2014 Prepared for: Quarry Creek Investors, LLC 2750 Womble Rd. San Diego, CA 92106 i Quarry Creek Master Plan Project Upland Mitigation Plan TABLE OF CONTENTS Section Title Page I. INTRODUCTION ..................................................................................................... 1 II. PROJECT DESCRIPTION ........................................................................................ 1 A. Project Location ................................................................................................... 1 B. Project Description ............................................................................................... 1 C. Project Impacts..................................................................................................... 2 D. Mitigation Requirements ..................................................................................... 2 III. MITIGATION DESCRIPTION ................................................................................. 3 A. Mitigation Location ............................................................................................. 3 B. Existing Conditions .............................................................................................. 3 C. Target Functions and Services ............................................................................. 4 IV. IMPLEMENTATION PLAN .................................................................................... 4 A. Rationale for Expecting Implementation Success ............................................... 4 B. Responsible Parties .............................................................................................. 4 1. Project Proponent ............................................................................................ 4 2. Restoration Specialist...................................................................................... 5 3. Landscape Architect ........................................................................................ 5 4. Civil Engineer ................................................................................................. 5 5. Grading Contractor ......................................................................................... 5 6. Installation/Maintenance Contractor ............................................................... 5 C. Implementation Schedule..................................................................................... 6 D. Site Access ........................................................................................................... 6 E. Plant/Seed Orders ................................................................................................. 6 F. Fencing Project Limits ......................................................................................... 6 G. Document Pre-Project Site Conditions ................................................................ 7 H. Grading ................................................................................................................ 7 I. Site Preparation .................................................................................................... 7 J. Non-Native Plant Removal .................................................................................. 7 K. Erosion Control .................................................................................................... 8 L. Irrigation .............................................................................................................. 8 M. Planting Plan ........................................................................................................ 8 N. As-built Conditions ............................................................................................ 11 ii TABLE OF CONTENTS (cont.) Section Title Page V. MAINTENANCE PLAN ......................................................................................... 11 A. Maintenance Activities ...................................................................................... 11 1. General Maintenance .................................................................................... 12 2. Remedial Installation .................................................................................... 12 3. Non-native Plant Control .............................................................................. 12 4. Irrigation ....................................................................................................... 12 5. Other Pests .................................................................................................... 13 6. Fertilizer Application .................................................................................... 13 7. Pruning .......................................................................................................... 13 B. Maintenance Schedule ....................................................................................... 13 C. Responsible Party............................................................................................... 14 VI. MONITORING PLAN ............................................................................................ 14 A. Installation Monitoring ...................................................................................... 14 B. Maintenance Monitoring .................................................................................... 15 C. Annual Monitoring............................................................................................. 15 1. Transect Sampling (Vegetation Cover and Species Richness) ..................... 16 2. Wildlife Observations ................................................................................... 16 3. Photo Documentation.................................................................................... 16 4. Annual Reports ............................................................................................. 16 VII. SUCCESS CRITERIA ............................................................................................. 17 A. Survivorship ....................................................................................................... 18 B. Native Cover ...................................................................................................... 18 C. Non-native Cover ............................................................................................... 18 D. Target Invasive Species ..................................................................................... 18 E. Irrigation ............................................................................................................ 19 VIII. COMPLETION OF MITIGATION ......................................................................... 19 A. Notification of Completion ................................................................................ 19 B. Confirmation ...................................................................................................... 19 IX. CONTINGENCY MEASURES .............................................................................. 19 X. REFERENCES ........................................................................................................ 20 LIST OF APPENDICES A Target Invasive Species iii TABLE OF CONTENTS (cont.) LIST OF FIGURES No. Title Follows Page No. 1 Regional Location Map ........................................................................................................2 2 Conservation Components ...................................................................................................2 3 Project Location Map ...........................................................................................................2 4 Master Land Use Plan ..........................................................................................................2 5 Upland Revegetation/Restoration Plan ................................................................................4 LIST OF TABLES No. Title Page No. 1 Upland Mitigation Requirements .........................................................................................2 2 Diegan Coastal Sage Scrub Planting and Seed Palette ........................................................9 3 Native Grassland Planting and Seed Palette ......................................................................10 4 Maintenance Schedule .......................................................................................................14 5 Maintenance Monitoring Schedule ....................................................................................15 6 Diegan Coastal Sage Scrub Habitat Success Criteria Milestones Areas A, B, and C .......17 7 Native Grassland Habitat Success Criteria Milestones ......................................................18 iv THIS PAGE INTENTIONALLY LEFT BLANK Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 1 I. INTRODUCTION This report presents a mitigation plan for upland impacts identified in the Quarry Creek Master Plan Biological Resources Report (HELIX 2013a), and as updated based on final project revisions that resulted in the elimination of Planning Area 5. This plan is anticipated to fulfill mitigation requirements of the U.S. Fish and Wildlife Service (USFWS), California Department of Fish and Wildlife (CDFW), as well as the City of Carlsbad’s Habitat Management Plan (HMP; City of Carlsbad 2004), and fulfill the project’s obligation under the California Environmental Quality Act (CEQA). Included in this document are an installation plan, maintenance plan, and monitoring program for the proposed habitat restoration effort. Nomenclature used in this report follows Oberbauer (2008) for vegetation communities, Rebman and Simpson (2006) for plants, American Ornithologists’ Union (2008) for birds, and Baker et al. (2003) for mammals. The goals of the upland mitigation effort are: (1) the restoration of slopes as Diegan coastal sage scrub (DCSS) that will be impacted (graded) within the open space preserve upon project implementation; and (2) restoration of native grassland (NG) within the open space preserve to help mitigate impacts to this vegetation community as a result of project implementation. The restored habitat within the open space preserve is expected to approach the function and value of early successional upland habitat within five years for NG and the DCSS along Buena Vista Creek, and to meet erosion control cover criteria for other DCSS restoration areas within the preserve. II. PROJECT DESCRIPTION A. PROJECT LOCATION The Quarry Creek Master Plan consists of 156.0 acres of property located in the northeast portion of the City of Carlsbad, located approximately 3.5 miles inland from the Pacific Ocean (Figure 1). The property is located within Carlsbad Local Facilities Management Plan (LFMP) Zone 25 in a Proposed Hardline Conservation Area (Figure 2). The site is located approximately 0.5 miles west of College Boulevard, on the south side of State Route (SR) 78. The property lies within unsectioned lands within the 7.5-minute U.S. Geological Survey San Luis Rey quadrangle (Figure3). B. PROJECT DESCRIPTION The proposed project involves the development of a 156-acre property into an open space and residential-oriented planned community (Figure 4). An additional 2.8 acres of off-site impacts, including land in Oceanside is also included in the study area. Although the land in Oceanside is not part of the Master Plan for the City of Carlsbad, it is being included to account for grading impacts in the City of Oceanside. The property is located in an urbanized area in the extreme north-east section of the City. The eastern 100 acres of the plan area have historically been the subject of rock and concrete mining activities, which resulted in large areas of earth removal and an excavation scar. This area is now the subject of mine reclamation by the present owner of the Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 2 property (not the development applicant), which will return the mined areas to a state which is usable for urban land uses per the local zoning and General Plan land uses designated for the property. The prior mining use and ongoing reclamation activities are a separate project from the proposed Master Plan. The Quarry Creek Master Plan is an effort to provide a regulatory land use document which, when implemented, will provide; (a) a sustainable community, (b) protection of El Salto Falls and Buena Vista Creek, (c) compliance with the Carlsbad HMP, (d) replacement of the rock quarry with attractive urban development, and (e) consistency with adopted Smart Growth policies. To this end, this Master Plan is produced in the context of an environmentally, socially, and economically-beneficial development, and thus incorporates 3 main land use categories: open spaces, public use, and residential areas. The Master Plan preserves approximately 92.5 acres (59 percent) of the property in open space. This includes 3 separate areas of important environmental resources, including the Buena Vista Creek and buffers, large tracts of riparian and wetland conservation areas, hillsides, and revegetated manufactured slopes adjacent to open spaces. The Quarry Creek Master Plan project will generate a maximum of 636 dwelling units within 4 residential neighborhoods. A Community Facility site is proposed at the Marron Road entry to the property. C. PROJECT IMPACTS The project would impact a total of 71.29 acres, of which 2.82 acres would occur off-site. Direct impacts to uplands would include 11.7 acres of DCSS and 0.16 acre of NG. The project’s biological technical report (HELIX 20103a) has more detailed information on impacts to upland communities, although it should be noted that the 2013 report includes impact resulting from Planning Area 5, which has subsequently been eliminated from the project. D. MITIGATION REQUIREMENTS Mitigation for permanent impacts to 11.7 acres of DCSS is required at a 2:1 ratio, and mitigation for impacts to 0.16 acre of NG is required at a 3:1 ratio. A total of 23.4 acres of mitigation is required for DCSS and 0.48 acre for NG (Table 1). Table 1 UPLAND MITIGATION REQUIREMENTS HABITAT IMPACT (acre) MITIGATION Ratio Acre(s) Diegan coastal sage scrub 11.7 2:1 23.4 Native grassland 0.16 3:1 0.48 TOTAL 11.86 -- 23.88 A× Poway Oceanside Carlsbad Vista Escondido Otay Chula Vista Santee San Marcos Encinitas El Cajon La Mesa Coronado NationalCity ImperialBeach LemonGrove SolanaBeach Del Mar San Diego Camp Pendleton Lake San Marcos Lake Hodges Lake Wohlford Lake RamonaLake Poway Miramar Reservoir San VicenteReservoir Lake Murray SweetwaterReservoir Lake Jennings Otay Reservoir Pacific Ocean San D ie g o BaySantee Lakes SutherlandReservoir Lake Henshaw El Capitan Reservoir Loveland Reservoir Vail Lake O'Neill Lake Barrett Lake Tijuana UNITED STATES MEXICO Dulzura Julian Ramona Warner Springs RIVERSIDECOUNTY ORANGECOUNTY SAN DIEGOCOUNTY !Project SiteSan Diego AlpineLa Jolla Aª Aª WÛ WÛ WÙ AÒ A© A£ Fallbrook ?z A© ?z A¨ A©!"^$ 56 !"a$ ?z ?h %&s( !"^$AÛ AÀ !"_$Aù !"a$ !"_$ AÀ ?j !"^$ A× ?j %&s( Figure 1 QUARRY CREEK UPLAND REVEGETATION PLAN Regional Location MapI:\PROJECTS\M\MMC\MMC-40_QuarryCreek\Map\BIO\UplandRevegPlan\Fig1_Regional.mxd MMC-40 06/26/14 -EV0 8MilesN Project Boundary Buena Vista Cree k Source: Esri, i-cubed, USDA, USGS, AEX, GeoEye, Getmapping,Aerogrid, IGN, IGP, and the GIS User Community Figure 3 QUARRY CREEK UPLAND REVEGETATION PLAN Conservation Components Preserve Management Plan BoundaryHabitat Management Plan Existing Hardline Proposed Hardline Outside-Conserved Standards Area I:\PROJECTS\M\MMC\MMC-40_QuarryCreek\Map\BIO\UplandRevegPlan\Fig2_HMP.mxd MMC-40 09/25/14 -EV0 2,000FeetN Project Boundary Bue n a V i s ta C re e k Source: USGS 7.5 min Quadrangle; San Luis Rey I:\PROJECTS\M\MMC\MMC-40_QuarryCreek\Map\BIO\UplandRevegPlan\Fig3_Location.mxd MMC-40 06/05/14 -EVFigure 3 QUARRY CREEK UPLAND REVEGETATION PLAN Project Location Map 0 2,000FeetN I:\ArcGIS\M\MMC-40 QuarryCreek\Map\BIO\MasterPlan\ Fig4_LandUsePlan.indd -EV 7/18/2014 Master Land Use Plan QUARRY CREEK UPLAND REVEGETATION PLAN Figure 4 Buena Vist a C r e e k R-17.1 Gross ac. RH R-211.1 Gross ac. RH R-36.7 Gross ac. 13.7 DU's/ac. OS-38.4 Gross ac.Open Space OS-220.1 Gross ac.Open Space OS-163.9 Gross ac.Open Space P-10.9 Gross ac.Community P-43.9 Gross ac.Trail, View Area, P-22.1 Gross ac.CommunityFacility Site Water QualityBasin Public Area(Not a Part) P-31.3 Gross ac.CommunityRecreation Area Facilities R-17.1 Gross ac.21.5 DU's/ac.RH R-211.1 Gross ac.21.3 DU's/ac.RH 16.7 DU's/ac.RH R-418.2 Gross ac. RMH OS-38.4 Gross ac.Open Space OS-220.1 Gross ac.Open Space P-10.9 Gross ac.Community P-4 Trail, View Area, P-22.1 Gross ac.CommunityFacility Site Water QualityBasin Public Area(Not a Part) P-31.3 Gross ac.CommunityRecreation Area Facilities OS-163.9 Gross ac.Open Space P-52.2 Gross ac.CommunityFacilities HAYMAR RD. STREET ASTREET B HAYMAR RD. STREET ASTREET B STR E E T E STREET D STR EE T C (PR I VA TE ) Specific alignment forroadway connection tobe determined at planningarea R-4 site design Quarry Creek 0 400200 800 FT PAGE III-3MASTER LAND USE PLANMaster Plan 1. Units can be transferred subject to totalproject unit maximum. Brush Management per HMP Hardline Map Limits of Hardline Map Boundary PA R-1 Apartments *7.1 GROSS NET 5.9 ACRESACRESLAND USE 9.411.1R-2 5.76.7Planned DevelopmentR-3 Trail, View Area, Water Quality BasinCommunity Recreation AreaCommunity Facility SiteCommunity Facilities P-4 P-3 P-2 P-1 3.91.32.10.9 3.91.11.20.9 OS-1 Southerly Open Space Corridor PreserveWetland PreserveBuena Vista Creek and Buffer 63.920.18.4 ------OS-2 OS-3 Public Roads 9.5 9.5 21.5 DENSITY 21.316.7 -------- ------ -- 127 MAX.UNITS 20095 -------- ------ -- GENERAL PLANLAND USE (RH) High Density (RH) High Density (OS) Open Space (CF) Community Facility -- GENERAL PLANDENSITY RANGE 15-23 du/ac -------- ------ -- (OS) Open Space (OS) Open Space (OS) Open Space (OS) Open Space 15.618.2Planned Development 13.7 214 (RMH) Medium-High Density 8-15 du/ac 15-23 du/ac (CF) Community Facility R-4 * Includes affordable and potential market rate units. Planned Development (RH) High Density 15-23 du/ac Community Facilities 2.2 1.2 -- ----P-5 (CF) Community Facility NOTES: 2. For purposes of density transfer, planningareas R-1 & R-2 may be treated as asingle planning area. FIGURE 12 Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 3 III. MITIGATION DESCRIPTION A. MITIGATION LOCATION Upland mitigation will occur as DCSS preservation and NG restoration within the open space preserve. Graded slopes within the preserve will be restored as DCSS, with Areas A, B, and C needing to meet 5-year success criteria, while Areas D, E and F only needing to meet erosion control cover criteria (Figure 5). Restoration slopes associated with Areas A, B, and C are associated with the expanded Buena Vista Creek channel described in the project’s Reclamation Plan (HELIX 2010b), but were not implemented as part of the initial restoration effort associated with the reclamation plan. To meet the upland mitigation requirement, 31.2 acres of DCSS and 0.16 acre of NG will be preserved within the open space preserve. The amount of DCSS preserved satisfies the mitigation requirements. However, 4.89 acres within the preserve will be graded as part of the project. These slopes will be restored as DCSS. The remaining 0.32 acre of NG will be mitigated through on-site restoration within the open space preserve. B. EXISTING CONDITIONS Much of the eastern portion of the site has been extensively modified by previous mining activities. The southern portion of the site contains a steep north-facing cut slope traversed by concrete brow ditches as well as rolling hills, while the central and northern portions of the site contain gently south-facing slopes with Buena Vista Creek running east to west, largely in a man-altered channel. Elevations on site range between 62 feet above mean sea level along the creek to 328 feet above mean sea level in the southeastern portion of the site. Soils include Diablo clay (15 to 30 percent slopes), Salinas clay loam (2 to 9 percent slopes), and Linne clay loam (9 to 30 percent slopes) within the central portion of the site, Las Flores loamy fine sand (9 to 15 percent slopes), Cineba very rocky coarse sandy loam (30 to 75 percent slopes), as well as a small area of Diablo clay (2 to 9 percent slopes) along the eastern boundary, Diablo clay (30 to 50 percent slopes) and Carlsbad gravelly loamy sand (5 to 9 percent slopes) occur along the western boundary. The former mine area, which is located in the eastern portion of the site, is characterized as a gravel pit (Bowman 1973). The project site currently supports seventeen vegetation communities, including approximately 69.8 acres of native or sensitive habitats, 51.6 acres of non-native and disturbed habitats, and 35.1 acres of developed land, mostly in the western and southern portions of the site (HELIX 2013a). In addition, the site contains 1.7 acre of non-vegetated habitats, consisting of non- vegetated channel/streambed and open water. Wetland communities include southern cottonwood willow riparian forest, southern willow scrub, freshwater marsh, mule fat scrub, and riparian woodland. Upland communities include baccharis scrub, coastal sage chaparral scrub, Diegan coastal sage scrub (including disturbed), southern mixed chaparral, non-native grassland, eucalyptus woodland, non-native vegetation, and disturbed. One sensitive plant and 9 sensitive animals have been observed on site (HELIX 2013a). The plant, CNPS-listed Palmer’s grapplinghook (Harpagonella palmeri), and 5 of the animals, orange-throated whiptail (Aspidoscelis hyperythrus beldingi), federally-listed as threatened coastal California gnatcatcher (Polioptila californica californica), white-tailed kite (Elanus leucurus), Red-shouldered hawk Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 4 (Buteo lineatus), and San Diego black-tailed jackrabbit (Lepus californicus bennettii), occur in upland habitat. Two more sensitive species, the northern harrier (Circus cyaneus) and grasshopper sparrow (Ammodramus savannarum), were observed in upland habitat to the west (HELIX 2013a) and may also use the site. Wetland and upland restoration efforts associated with the project’s Reclamation Plan were initiated in 2012. These areas include a widened channel bottom and associated manufactured slopes. C. TARGET FUNCTIONS AND SERVICES The goal of the upland restoration is to establish self-sustaining native habitat that can perform the same or greater functions and services (e.g., habitat for wildlife) then what were performed by upland habitat that was impacted, and that are currently being performed by adjacent native habitat. Fewer wildlife species tend to use areas dominated by non-native vegetation. Native habitat restoration will increase the value of these areas to native flora and fauna. At the end of 5 years of maintenance and monitoring, the created habitat in Areas A-C are expected to contain enough native vegetation to provide improved habitat functions and services and to continue on the trajectory toward developing all functions and services of adjacent native DCSS and NG habitats without further active management. DCSS restoration in Areas D, E and F will need to meet native vegetation cover criteria for erosion control at the end of the 3-year monitoring period and is also anticipated to develop into functioning DCSS habitat over the long term. IV. IMPLEMENTATION PLAN A. RATIONALE FOR EXPECTING IMPLEMENTATION SUCCESS The upland restoration effort is anticipated to be successful based on the following: (1) the use of native species occurring on site in intact habitat, and (2) the use of temporary irrigation to aid plant establishment. In addition, the presence of nearby existing habitat will aid the dispersal of microorganisms and seed from healthy habitat into the created uplands. B. RESPONSIBLE PARTIES 1. Project Proponent The City of Carlsbad is the Lead Agency for the grading plans. Contact information is provided below: City of Carlsbad Contact: Van Lynch City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 (760)602-4613 kj Vista Way A© Haymar Drive Tamarack Avenue C o l l e g e B o u l e v a r d Marron Road Area A Area B Area C Area D Area E Area F I:\PROJECTS\M\MMC\MMC-40_QuarryCreek\Map\BIO\UplandRevegPlan\Fig5_RevegSlopes.mxd MMC-40 10/30/14 -EVFigure 5 QUARRY CREEK UPLAND REVEGETATION PLAN Upland Revegetation/Restoration Plan 0 400FeetN Preserve Management Plan Boundary Diegan Coastal Sage Scrub Revegetation Slopes kj Native Grassland Restoration(Approximate location to be confirmedin the field by the Restoration Specialist) Open Space Preserve Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 5 Quarry Creek Investors, LLC will be responsible for financing the installation and five-year monitoring of the habitat restoration proposed in this restoration plan. Contact information is provided below. Quarry Creek Investors, LLC Contact: Brian Milich 2750 Womble Rd. San Diego, CA 92106 (619) 794-1208 2. Restoration Specialist Overall supervision of the installation, maintenance, and monitoring of this restoration project will be the responsibility of a restoration specialist with at least 5 years of experience implementing successful native with upland habitat restoration in southern California. The restoration specialist will oversee the efforts of the installation and maintenance contractor(s) for the life of the project. Specific tasks of the restoration specialist include educating all participants with regard to mitigation goals and requirements, and directly overseeing fencing, planting, seeding, weeding, and other maintenance activities. The restoration specialist will explain to the contractor(s) on how to avoid impacts to existing sensitive habitat and sensitive species. When necessary, the restoration specialist will provide the project proponent and contractor(s) with a written monitoring memo, including a list of items in need of attention. The restoration specialist also will conduct annual assessments of the restoration effort and prepare and submit an annual report to the City each year during the 5-year maintenance and monitoring period. 3. Landscape Architect A licensed landscape architect will prepare any necessary construction documents, including irrigation and planting plans. This person will inspect the irrigation system prior to seeding and planting. 4. Civil Engineer A registered civil engineer will prepare plans for project grading. 5. Grading Contractor The grading contractor will be responsible for site grading, including restoration area slopes, per grading plan specs. 6. Installation/Maintenance Contractor The installation and maintenance contractor(s) will have experience implementing successful native upland habitat restoration and be under the direction of the restoration specialist, who will assist the contractor(s) with the installation and maintenance of the target vegetation type. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 6 Different contractors may be used for the installation and maintenance phases of the upland restoration effort, or they may be the same entity. The project proponent may change contractors at its discretion. The contractor(s) will service the entire restoration area as required, meet the restoration specialist at the site when requested, and perform all checklist items in a timely manner as directed by the project proponent. The maintenance contractor will be knowledgeable regarding the maintenance of native habitat and the difference between native and non-native plants. Maintenance would include but not be limited to weed control, trash removal, watering, and potentially re-seeding and/or re-planting. All maintenance activities would be seasonally appropriate and approved by the restoration specialist. C. IMPLEMENTATION SCHEDULE Necessary site preparation and planting should be completed upon completion of site grading. It is important that all plant and seed material be ordered as early as possible and come from the nearest available source (i.e. source populations of seed and container stock come from location(s) as close as possible to the restoration site). The anticipated start date for project installation is 2015. Actual construction and installation dates may vary. Restoration areas will be delineated, fenced, and graded. Following completion of these activities, irrigation will be installed, and restoration areas will be planted and seeded. Monitoring of the mitigation effort will begin with the delineation of the restoration areas, continue throughout the 120-day installation period, and continue for five years following the successful completion of the installation. Maintenance of the restoration areas will begin following the successful completion of the installation, and continue for 5 years in Areas A-C and for 3 years in Areas D, E and F. D. SITE ACCESS All vehicles, heavy equipment, irrigation supplies, container plantings, and any other materials or personnel required to execute the planned upland restoration will be confined to the defined limits of grading and adjacent areas that have already been impacted during mining activities. E. PLANT/SEED ORDERS The plants selected for installation in the upland restoration area have been documented to occur on site (HELIX 2013a) or are common in the region and the project vicinity. To ensure the genetic integrity of the adjacent native habitat, all plants and seed installed at the site will come from locally collected (i.e., within approximately 25 miles of the site) sources. The restoration specialist must approve all seed and container stock orders prior to finalizing. F. FENCING PROJECT LIMITS Prior to initiation of construction activities associated with the proposed mitigation project, an on-site meeting will be held with the project proponent, installation contractor, and monitoring biologist to identify the restoration area and adjacent native habitat to be avoided. The limits of the upland restoration areas are co-terminus with the grading limits for the project and will be surveyed and staked. To avoid unnecessary impacts to existing habitat and maximize the success Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 7 of the mitigation effort, the monitoring biologist will inspect the staking. The outer limits of the project grading limits will be delineated with orange construction fencing to protect existing vegetation communities within the open space preserve. This fencing will remain in place during initial mitigation installation and all fencing will be inspected by a monitoring biologist/restoration specialist prior to the start of installation activities. G. DOCUMENT PRE-PROJECT SITE CONDITIONS To document the progress of the mitigation effort the restoration specialist will identify at least 4 photographic documentation locations for future comparison with post-installation and annual assessment photos. H. GRADING Grading will be done in accordance within the grading plan specifications. Modifications to the specifications would require approval from the project engineer. An on-site meeting will be held with the grading contractor and the restoration specialist to identify sensitive areas and discuss avoidance prior to initiation of work. The restoration specialist, or other monitoring biologist approved by the City, should be on site during clearing and grubbing of habitat that occurs within 200 feet of the grading limits. The clearing and grubbing of sensitive habitats should occur outside of the bird breeding season (February 15 to September 15), unless a qualified biologist demonstrates to the satisfaction of the City of Carlsbad and the resource agencies that all nesting is complete. Grading is not proposed for the native grassland restoration area. I. SITE PREPARATION The areas proposed for restoration will be manufactured slopes that may have poor abiotic and biotic conditions for natural plant establishment. Prior to initiating restoration on the site, soils will be tested and based on the results of the soils test, soil amendments will be recommended by the restoration specialist. At a minimum, mycorrhizal inoculum along with 1.5 inches of compost should be applied to the soil surface then ripped into the top 4 inches of the soil. This would increase the organic matter within the soil surface, increasing soil porosity and promote water penetration and root growth. Installation of mycorrhizal inoculum packets (and slow release fertilizer if appropriate) within each planting basin may increase plant growth and survivorship at the site without the potential to affect nearby native vegetation. If recommended by the restoration specialist, soil testing may be conducted and additional amendments may be recommended. J. NON-NATIVE PLANT REMOVAL No non-native plant control will be required as part of upland restoration installation because the slopes will consist of constructed fill and will lack any existing vegetation. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 8 K. EROSION CONTROL A combination of erosion control measures will be used in the restoration area wherever deemed necessary by the restoration specialist. Erosion control materials will be removed from the site once sufficient native plant cover is established. In addition, a hydro-slurry containing tackifier and wood fiber/mulch will be applied with the seed mixture to provide erosion control across the site. Fiber roles shall be made of biodegradable/photodegradable casings to minimize potential impacts to wildlife. Erosion control measures are not anticipated to be required for the native grassland restoration area because of the gentle topography. L. IRRIGATION Temporary, above-ground irrigation will be installed throughout the upland restoration areas. The irrigation system will incorporate the use of moisture sensors connected to an irrigation controller; this will allow for the application of water on an as-needed basis. The project landscape architect, together with the installation contractor, will inspect the irrigation to ensure full coverage of target areas prior to plant/seed installation. The irrigation schedule will attempt to develop deep root growth with evenly spaced, infrequent, deep applications of water. Irrigation will be minimized following natural rainfall events. Once plant material is established the system will be deactivated (the irrigation system must be turned off for at least 2 years prior to the end of the mitigation effort). All above-ground portions of the irrigation system should be removed at the end of the 5-year maintenance and monitoring period for Areas A-C and at the end of the 3-year maintenance and monitoring period for Areas D, E and F, following sign off by the resource agencies. Supplemental irrigation is not proposed for the native grassland restoration area. M. PLANTING PLAN After completion of site preparation, including installation of irrigation, and erosion control measures, native plants will be installed on the created upland slopes. The species selected for planting and seeding are found in undisturbed DCSS and NG habitats on site, or near the project vicinity (Tables 2 and 3). Substitutions or use of commercial material may be allowed if materials are unavailable, at the discretion of the restoration specialist. The source and proof that all native plants and seeds were locally collected should be provided and addressed in the as- built report for the site. The restoration specialist must inspect all plant material prior to installation. Fast-growing annual species that are quick to germinate will be included in the seed mix to provide initial cover and protect freshly graded soils from erosion. During the course of plant succession, it is anticipated that native perennial species will ultimately dominate the restoration areas. All container stock would be of the size specified in Tables 2 and 3 and should be installed in holes that are at least 1.5 times larger than the planting container. Holes will be dug with mechanical augers where possible and by hand elsewhere. Planting arrangements should be installed in a way that mimics natural plant distribution; therefore, DCSS container plantings will be installed in groupings of 7 to 10 plants, comprised of 3 to 5 larger species (e.g., laurel sumac [Malosma laurina] and lemonadeberry [Rhus integrifolia]) with a mixture of smaller shrubs (i.e., Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 9 California sagebrush [Artemisia californica], California buckwheat [Eriogonum fasciculatum], and black sage [Salvia mellifera]). Native grassland plantings will be installed in groupings of 5 to 8 plants, as specified by the planting densities found in Table 3. After plant installation within both DCSS and native grassland areas, seed should be hand-spread to ensure direct contact with soil. In DCSS areas this would be followed by a hydromulch application to tackify seed and stabilize soil. Seed within the native grassland would be raked in. Table 2 DIEGAN COASTAL SAGE SCRUB PLANTING AND SEED PALETTE (4.89 acres) CONTAINER PLANTINGS Scientific Name Common Name Spacing On Center Grouping Size Number Per Acre Amount to be Ordered Artemisia californica California sagebrush 5 10 200 998 Encelia californica California encelia 5 10 200 998 Eriogonum fasciculatum ssp. fasciculatum California buckwheat 5 10 200 998 Heteromeles arbutifolia toyon 12 5 60 299 Malosma laurina laurel sumac 12 5 60 299 Rhus integrifolia lemonadeberry 12 5 60 299 Salvia mellifera black sage 5 10 200 998 Sambucus mexicana blue elderberry 12 5 60 299 Opuntia littoralis coastal prickly pear 5 5 40 200 Cylindropuntia c. californica snake cholla 5 10 60 299 Cylindropuntia prolifera coastal cholla 5 10 60 299 TOTAL 1200 5986 Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 10 Table 2 (cont.) DIEGAN COASTAL SAGE SCRUB PLANTING AND SEED PALETTE (4.89 acres) SEED MIXTURE Scientific Name Common Name Percent Purity/ Germination Pounds Per Acre Amount to be Ordered Artemisia californica California sagebrush 90/25 3 15 Baccharis pilularis coyote brush 2/40 1 5 Deinandra fasciculata fascicled tarplant 20/80 2 10 Encelia californica California encelia 40/60 3 15 Eriogonum fasciculatum California buckwheat 50/20 6 29.9 Eriophyllum confertiflorum golden-yarrow 30/70 2 10 Eschscholzia californica California poppy 98/80 2 10 Isocoma menziesii goldenbush 40/30 1 5 Lasthenia gracilis common goldfields 70/50 2 10 Lotus scoparius deerweed 95/80 1 5 Lupinus succulentus arroyo lupine 98/85 2 10 Mimulus aurantiacus monkeyflower 2/60 2 10 Stipa (Nassella) pulchra purple needlegrass 90/80 6 29.9 Plantago erecta dot-seed plantain 90/80 2 10 Salvia mellifera black sage 70/50 3 15 Sisyrinchium bellum blue-eyed grass 95/75 2 10 TOTAL 40 199.8 Table 3 NATIVE GRASSLAND PLANTING AND SEED PALETTE (0.32 acre) CONTAINER PLANTINGS Scientific Name Common Name Spacing On Center Grouping Size Number Per Acre Amount to be Ordered Melica imperfecta little California melica 3 5 150 45 Stipa (Nassella) lepida foothill needlegrass 2 8 450 144 Sisyrinchium bellum blue-eyed grass 2 5 100 32 TOTAL 700 221 Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 11 Table 3 (cont.) NATIVE GRASSLAND PLANTING AND SEED PALETTE (0.32 acre) SEED MIXTURE Scientific Name Common Name Percent Purity/ Germination Pounds Per Acre Amount to be Ordered Corethrogyne filaginifolia California-aster 15/30 5 1.6 Deinandra fasciculata fascicled tarweed 20/80 3 1.0 Dichelostemma capitatum blue dicks 90/80 1 0.3 Lasthenia gracilis common goldfields 70/50 2 0.6 Lupinus succulentus arroyo lupine 98/85 2 0.6 Melica imperfecta little California melica 80/60 4 1.3 Sisyrinchium bellum blue-eyed grass 95/75 4 1.3 Stipa (Nassella) lepida foothill needlegrass 90/60 12 3.8 TOTAL 33 10.5 N. AS-BUILT CONDITIONS The restoration specialist shall submit a brief letter report to the appropriate agencies, including an as-built graphic, within 6 weeks of completion of mitigation installation. This letter will describe site preparation, installation methods, and the as-built status of the overall project. Part of this submittal will be an as-built graphic that depicts deviations in the locations of plantings, structures, and other key features from the construction documents. Pre- and post-installation photographs taken from identified photo stations shall be included as part of the as-built report. V. MAINTENANCE PLAN A. MAINTENANCE ACTIVITIES A 5-year maintenance program is proposed for Areas A-C to ensure the successful establishment and persistence of the restored habitat. A 3-year maintenance program is proposed for Areas D, E and F to insure erosion control cover criteria are met. The maintenance program will involve removal of non-native species and trash, irrigation maintenance, and any remedial measures deemed necessary for the success of the restoration program (e.g., re-seeding and re-planting). Maintenance activities will be directed by the restoration specialist and implemented by the maintenance contractor. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 12 1. General Maintenance The maintenance guidelines are tailored for native plant establishment. Maintenance personnel will be informed of the goals of the restoration effort and the maintenance requirements. A professional with experience and knowledge in native habitat restoration maintenance will supervise all maintenance. It is the maintenance contractor’s responsibility to keep all seeded and planted areas free of debris, and to monitor irrigation function and scheduling, plant material condition and health, and removal of non-native species. The maintenance contractor will also be responsible for replacing any dead or terminally diseased plants, at the direction of the restoration specialist. Damage to plants, irrigation systems, and other facilities occurring as a result of unusual weather or vandalism will be repaired as directed by the restoration specialist. The cost of such repairs will be paid for as extra work. The contractor will be responsible for damage caused by the contractor’s inadequate maintenance or operation of irrigation facilities, as determined by the restoration specialist. 2. Remedial Installation Reseeding and/or planting will occur at any bare areas exhibiting low germination and establishment of native vegetation, at the direction of the restoration specialist. 3. Non-native Plant Control Particular emphasis will be placed on pro-active removal of non-native plants. Eradication will be conducted as necessary to minimize competition that could prevent native species establishment. As non-native plants become evident, they should be removed by hand or controlled with the proper herbicides (if approved by the restoration specialist). The restoration specialist will oversee weed control by the maintenance contractor; however, maintenance personnel must be knowledgeable in distinguishing non-native species from desirable native vegetation. Non-native species considered to be highly invasive by the California Invasive Plant Council (Cal-IPC List A and B species; Appendix A) shall be totally eradicated within restoration boundaries. Examples of invasive plants include but are not limited to fennel (Foeniculum vulgare), hottentot-fig (Carpobrotus edulis), artichoke thistle (Cynara cardunculus), and blue gum (Eucalyptus globulus). 4. Irrigation The goal is to obtain germination and growth with the least amount of irrigation. Frequent irrigation encourages invasion by non-native plants and leaches nutrients from the soil, therefore, water will be applied infrequently and only as needed to prevent plant mortality. Native plantings that are infrequently irrigated may grow slower initially but will ultimately be better able to withstand natural variations in rainfall and, therefore, be more successful long-term. The irrigation schedule will attempt to develop deep root growth with evenly spaced, infrequent, deep applications of water. To obtain deep penetration of water, the irrigation system may be Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 13 activated several times in one 24-hour period. Irrigation will be minimized to the extent possible following natural rainfall events. The irrigation system will be maintained until the restoration specialist determines that supplemental water is no longer required. At that time, irrigation will be permanently disconnected (e.g., the mainline will be cut), but not removed. Above-ground portions of irrigation will be removed when directed by the restoration specialist. 5. Other Pests Insects, vertebrate pests, and diseases will be monitored. Generally speaking, pests will be tolerated unless they pose a significant threat to project success. If deemed necessary, a licensed pest control adviser will make specific pest control recommendations. All applicable federal and state laws and regulations will be closely followed. The restoration specialist will be consulted on any pest control matters. 6. Fertilizer Application Fertilizer will not be applied except in extraordinary circumstances and only at the written direction of the restoration specialist. 7. Pruning No post-installation pruning is necessary unless otherwise directed by the restoration specialist. B. MAINTENANCE SCHEDULE Maintenance will be performed as necessary to ensure the successful establishment of native plants and prevent re-seeding by non-native plants and will likely change with varying site conditions and seasons; the schedule outlined herein (Table 4) serves only as a guideline. At a minimum, the installation contractor will conduct monthly maintenance during the 120-day establishment period until the restoration specialist recommends sign off of the 120-day establishment period in writing. The maintenance contractor will be responsible for all maintenance activities during the remainder of the 5-year maintenance period (3 years for Areas D, E and F). For the first 3 years of the 5-year maintenance and monitoring period, maintenance is expected to be required 4 times between November and May (to cover the peak growing period for upland species) and every 2 months during the remainder of the year. Maintenance visits may be reduced and become quarterly in Years 4 and 5 if approved by the restoration specialist. The installation/maintenance contractor(s) will complete maintenance requests from the restoration specialist within 14 days of any written request or monitoring report. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 14 Table 4 MAINTENANCE SCHEDULE* PHASE SCHEDULE Installation 120-day establishment period Monthly Maintenance Remainder of Year 1 through Year 3 November to May At least 4 visits June to October 2 times: July and September Years 4 and 5 Quarterly *This schedule is only a guideline; maintenance will be performed as necessary and as directed by the restoration specialist. C. RESPONSIBLE PARTY Quarry Creek Investors, LLC will be responsible for ensuring implementation of the maintenance program. The responsible party may change with the sale of the property. Ultimately, the property may be transferred in fee title (subject to City approval) to a public or private entity specializing in long-term management of open space or to the Homeowners Association established for Quarry Creek. Long-term management will be provided by public or private entity specializing in long-term management of open space. VI. MONITORING PLAN Monitoring will be carried out by the restoration specialist, beginning with site preparation and habitat installation, and continuing through project sign off, approximately 5 years after the start of the project (3 years for Areas D, E and F). Monitoring will include (1) documenting pre- restoration site conditions; (2) installation monitoring; (3) maintenance monitoring; and (4) technical monitoring. During each visit, the restoration specialist will inspect the site to ensure that the restoration effort is progressing as planned and identify any problems that may affect the effort. A. INSTALLATION MONITORING The restoration specialist will be on site daily, or as needed, during installation to ensure that activities are being conducted per this plan. The restoration specialist will monitor all phases of the installation process, including site preparation and installation of plants and seed. The restoration specialist must inspect and authorize each phase of work before the next phase may begin. Pre-installation photos will be taken of existing habitats in the restoration area from designated photo documentation stations. This information will be used later to track the changes in vegetation as a result of site restoration. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 15 B. MAINTENANCE MONITORING Maintenance monitoring will consist of general site inspections focusing on visual observations of native plant establishment and growth and other site conditions (e.g., presence of non-native plants). Following installation, the restoration specialist will monitor maintenance activities conducted by the installation contractor during the 120-day establishment period and by the maintenance contractor for the remainder of the 5-year maintenance and monitoring period (in accordance with the schedule outlined in Table 5). Areas D, E and F will be monitoring for 3 years consistent with Table 5. Monitoring visits will be conducted monthly during the 120-day establishment period; 4 additional monitoring visits would be conducted for the remainder of Year 1 (8 monitoring visits total in Year 1). In Years 2 and 3, visits will be conducted 4 times from November through April (to cover the growing period of spring germinating species) and twice in the remainder of the year (6 visits per year). During Years 4 and 5, monitoring will be conducted 4 times per year. This monitoring schedule is the minimum; more frequent inspections may be necessary if there are problems with contractor performance or habitat development. Monitoring memos noting any issues with plant establishment, irrigation, sediment control, etc., will be provided as necessary to the installation/maintenance contractor(s) and the project proponent. Table 5 MAINTENANCE MONITORING SCHEDULE PHASE SCHEDULE Installation Monitoring Site preparation and installation Daily 120-day establishment period Monthly (4 visits) Maintenance Monitoring Remainder of Year 1 4 visits Years 2 and 3 November to April 4 visits May to October 2 times: June and August Years 4 and 5 4 visits C. ANNUAL MONITORING In addition to maintenance monitoring visits, the restoration specialist will conduct annual technical monitoring in April or May of each year during the 5-year maintenance and monitoring period (3 years for Areas D, E and F). The visits are scheduled for late spring to coincide with the peak of the growing season for most native upland herbs and shrubs. The exact timing of the visits will depend on site and weather conditions. Annual monitoring will consist of a qualitative (visual) assessment in Years 1 and 2, and both a qualitative and quantitative (transect data collection) assessment in Years 3, 4, and 5. Due to the small size of the native grassland restoration area (0.32 acre), only qualitative assessments will be conducted in Years 3, 4, and 5. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 16 Qualitative monitoring will include assessments of plant health, estimates of native and non- native plant cover, observations of plant recruitment, lists of wildlife and plant species observed on site, and photographic documentation each year. Quantitative monitoring will be conducted by collecting data from transects established within the restoration area. Success criteria milestones are provided in Section VII, below. 1. Transect Sampling (Vegetation Cover and Species Richness) Transects will be used to collect quantitative data for the upland annual monitoring in Areas A-E. A minimum of 2 transects per area (A-F) will be used. The number of transects, and transect length will be determined once installation has completed. Transects will be positioned to provide a representative sampling of all restoration slopes covered in this plan. Once established, transect locations should be mapped using a Global Positioning Satellite and permanently marked in the field with rebar to facilitate their use in subsequent years. Vegetative data will be collected along each transect using the point intercept line transect sampling methods described in the California Native Plant Society’s Field Sampling Protocol (Sawyer and Keeler-Wolf 1995). Species cover data will be collected by recording all of the species intercepted at each 0.5-meter interval along the length of each transect. Vegetation will be recorded separately for herb (0 to 0.6 meter), shrub (0.6 to 2 meters), and tree (greater than 2 meters) layers. Species richness data will be collected by noting all species occurring within a 5- meter belt transect centered on each line transect. 2. Wildlife Observations Observations of wildlife within the restoration areas will be documented and included in each annual report. No focused wildlife surveys will be conducted. 3. Photo Documentation The photo documentation stations established at the beginning of the project will be re- photographed each year during the annual assessment to demonstrate the development of the mitigation site. 4. Annual Reports An annual report will be prepared each year during the 5-year monitoring period and submitted to the cities of Carlsbad and Oceanside and appropriate agencies by December 1 of each year. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 17 VII. SUCCESS CRITERIA To complete the 120-day establishment period, all irrigation must be functional, container plantings must have 100 percent survivorship, there must be evidence of successful seed germination throughout the site, and all target invasive species (Appendix A) must be removed from the restoration area. Any replacement plantings added to attain the survivorship criterion must be installed for at least 30 days prior to sign off of the 120-day establishment period. Success criteria provide specific standards to evaluate the progress of the restoration effort. Attainment of these standards indicates that the restoration area is progressing toward, and has the habitat function and services specified by, this plan. Restoration success will be determined by comparing the quantified measures of vegetative cover of the restoration area to specified parameters, based on visual observations and quantitative assessment. As of the end of the project, the following parameters will determine success of the mitigation effort for DCSS Areas A-C and NG: (1) survivorship of initially installed container plantings; (2) absolute native cover of at least 65 percent for DCSS and NG within the open space preserve; (3) absolute non-native cover (excluding target species) of no more than 10 percent; (4) cover by target invasive plants (Cal-IPC List A and B species) of no more than 0 percent. In addition to these parameters, recruitment (the successful, natural reproduction and/or establishment of plants in a given area) of several native species must be observed. These criteria are based on observations of intact native habitat located on site. Interim success criteria, demonstrating that the project is on track to meet the final criteria, are also provided for Years 3 through 5 (Tables 6 and 7). Success criteria specified for Years 1 and 2 will be estimated visually and used as a guide to determine if the restoration site is on track to meet final success criteria. Table 6 DCSS HABITAT SUCCESS CRITERIA MILESTONES AREAS A,B, and C (percent) CRITERIA YEAR 1 2 3 4 5 Planting survivorship 80 80 NA NA NA Minimum percent cover by native species 20 30 40 55 65 Maximum percent cover by non-native species 20 20 15 10 10 Maximum target invasive species cover‡ 0 0 0 0 0 ‡No target invasive species (Appendix A) shall be allowed to persist within the restoration area or buffer area. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 18 Table 7 NATIVE GRASSLAND HABITAT SUCCESS CRITERIA MILESTONES (percent) CRITERIA YEAR 1 2 3 4 5 Planting survivorship 80 80 NA NA NA Minimum percent cover by native species 15 25 40 55 65 Maximum percent cover by non-native species 20 20 20 20 20 Maximum target invasive species cover‡ 0 0 0 0 0 ‡No target invasive species (Appendix A) shall be allowed to persist within the restoration area or buffer area. A. SURVIVORSHIP Container plant survival should be 80 percent of the initial plantings for the first 2 years. At the first and second anniversary of plant installation, all dead plants should be replaced unless their function has been replaced by natural recruitment. B. NATIVE COVER Cover by native vegetation should increase over time and ultimately approach that of 65 percent in DCSS for Areas A,B, and C, 40 percent for Areas D, E and F (after year 3), and 65 percent within the native grassland. Native vegetation cover will be measured separately for herb, shrub, and tree strata within the restoration area; but the success criterion only applies to total native cover. C. NON-NATIVE COVER Non-native cover is typically a problem with habitat restoration, particularly at the outset of the project. However, as the restoration takes hold and with diligent maintenance efforts, non-native cover should decrease to an acceptable level. Within Areas A-Enon-native cover should not exceed 20 percent in Years 1 and 2, and continue along a downward trajectory in following years until no more than 10 percent of non-native species occur within the restoration area. Within the native grassland it is expected that there should be some tolerance for the presence of non-native grasses. Cover by non-native species should not exceed 20 percent in any year of monitoring. D. TARGET INVASIVE SPECIES Target invasive weed species (Appendix A) should be completely eradicated from the restoration site each year. No target invasive species (e.g., 0 percent cover) shall be allowed to persist within the restoration area or the adjacent buffer area. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 19 E. IRRIGATION To provide evidence that vegetation is self-sufficient, direct irrigation of the restoration area must be shut off at least 2 years prior to the end of the maintenance/monitoring period. The native grassland will not be irrigated. VIII. COMPLETION OF MITIGATION A. NOTIFICATION OF COMPLETION The City of Carlsbad and appropriate agencies will be notified of completion of the restoration effort through submittal of a final (Year 5) monitoring report. B. CONFIRMATION If the project meets all success standards at the end of the 5-year monitoring period or sooner, then the restoration will be considered a success; if not, the maintenance and monitoring program will be extended until the standards are met. Specific remedial measures (approved by the appropriate agencies) will be used during any extension. Monitoring extensions will be done only for areas that fail to meet final success criteria. This process will continue until all Year 5 standards are attained or until the appropriate agencies determine that other mitigation measures are appropriate. Should the restoration effort meet all goals prior to the end of the 5-year monitoring period, the cities and appropriate agencies, at their discretion, may terminate the monitoring effort. If requested, a site visit may be conducted with the City of Carlsbad and appropriate agencies to verify site conditions. IX. CONTINGENCY MEASURES If the restoration effort is not meeting success standards for the project, the restoration specialist shall notify the project proponent and propose corrective measures. Should the restoration area fail due to a natural disaster such as an earthquake or flood, the contractor(s) will not be held responsible for replanting of any restoration area. Upland Mitigation Plan for the Quarry Creek Master Plan Project / MMC-40 / October 13, 2014 20 X. REFERENCES American Ornithologists’ Union. 2008. List of the 2,048 Bird Species (with Scientific and English Names) Known from the AOU Check-list Area. URL: http://www.aou.org/ checklist/index.php3. Baker, R.J., L.C. Bradley, R.D. Bradley, J.W. Dragoo, M.D. Engstrom, R.S. Hoffmann, C.A. Jones, F. Reid, D.W. Rice, and C. Jones. 2003. Revised checklist of North American mammals north of Mexico. Occasional Papers of the Museum, Texas Tech University 223. Bowman, R.H. 1973. Soil Survey of the San Diego Area, California, Part I. U.S. Department of Agriculture. California Invasive Plant Council (Cal-IPC). 2006. California Invasive Plant Inventory. February. URL: http://www.cal-ipc.org/ip/inventory/index.php. City of Carlsbad. 2004. Habitat Management Plan for Natural Communities in the City of Carlsbad. November. HELIX Environmental Planning, Inc. (HELIX) 2013a. Biological Technical Report for the Quarry Creek Master Plan. October. 2010b. Former South Coast Quarry Amended Reclamation Plan. Final Subsequent EIR. Oberbauer, Thomas. 2008. Terrestrial Vegetation Communities in San Diego County Based on Holland’s Descriptions. Revised from 1996 and 2005. July. Rebman, J.P. and M.G. Simpson. 2006. Checklist of the Vascular Plants of San Diego County. San Diego State University Herbarium Press, San Diego, 4th Edition. Sawyer, J.O. and T. Keeler-Wolf. 1995. A Manual of California Vegetation. CNPS. 472 pp. Appendix A TARGET INVASIVE SPECIES A-1 Appendix A TARGET INVASIVE SPECIES* Cal-IPC List 1-A Ammophila arenaria Arundo donax Carpobrotus edulis Centaurea solstitialis Cortaderia jubata Cortaderia selloana Cotoneaster spp. Cynara cardunculus Cytisus scoparius Cytisus striatus Delairea odorata Eucalyptus globulus Foeniculum vulgare Genista monspessulana Hedera helix Lepidium latifolium Myriophyllum spicatum Pennisetum setaceum Rubus discolor Taeniatherum caput-medusae Tamarix spp. Tamarix chinensis Tamarix gallica Tamarix parviflora Tamarix ramosissima Ulex europaea Cal-IPC List A-2 Atriplex semibaccata Brassica tournefortii Cardaria chalepensis Cardaria draba Conicosia pugioniformis Egeria densa Ehrharta spp. Eichhornia crassipes Elaeagnus angustifolia Euphorbia esula Ficus carica Lupinus arboreus Myoporum laetum Spartina alterniflora Cal-IPC List B Ageratina adenophora Ailanthus altissima Alhagi pseudalhagi Bassia hyssopifolia Bellardia trixago Carduus pycnocephalus Centaurea calcitrapa Centaurea melitensis Cirsium arvense Cirsium vulgare Conium maculatum Ehrharta spp. Erechtites spp. Lythrum salicaria Mentha pulegium Mesembryanthemum crystallinum Myriophyllum aquaticum Phalaris aquatica Ricinus communis Schinus terebinthifolius Schismus spp. Senecio jacobaea Spartina patens Spartium junceum Verbascum thapsus Vinca major *Taken from the Cal-IPC web site: http://www.cal-ipc.org/ip/management/ipcw/categories.php A-2 THIS PAGE INTENTIONALLY LEFT BLANK