HomeMy WebLinkAboutCT 2018-0002; AVIARA APARTMENTS; LAUREL TREE AVIARA PRESERVE ESTIMATE FOR LONG-TERM MANAGEMENT; 2021-10-20
LAUREL TREE AVIARA PRESERVE ESTIMATE FOR LONG-TERM MANAGEMENT
Prepared for:
HELIX Environmental Planning, Inc.
Prepared by: San Diego Habitat Conservancy Contact: Don Scoles or Connie Winterstein (619) 365-4839
October 20, 2021
Laurel Tree Aviara Preserve ELM October 20, 2021 1
ESTIMATE FOR LONG-TERM MANAGEMENT
LAUREL TREE AVIARA PRESERVE,
SAN DIEGO COUNTY, CALIFORNIA
October 20, 2021
An Estimate for Long-term Management (ELM) has been prepared for HELIX Environmental Planning, Inc. on behalf of Aviara LP, a Delaware limited liability company (Project Proponent) for the Laurel Tree Aviara Preserve (Preserve). The Preserve is located in central portion of the City of
Carlsbad, in northern San Diego County, California.
This ELM includes Initial & Capital Tasks and Costs, as well as Annual Long-term Ongoing Tasks and Costs associated with managing the Preserve and the sensitive habitat and resources within the Preserve. Refer to Attachment A for a map of the Preserve. The costs were estimated utilizing an Excel spreadsheet adapted from Property Analysis Record (PAR) software and based on management experience. The complete ELM cost sheets are provided in Attachment B.
San Diego Habitat Conservancy (SDHC) Senior Habitat Manager, Kathleen Pollett and Acquisition Program Manager, Connie Winterstein, conducted a site visit of the Preserve on August 17, 2021. The primary source used to prepare this ELM is the Laurel Tree Aviara Project Preserve Management Plan (HELIX, May 2019). In addition, the following documents were used in preparation of this ELM:
• HELIX Environmental Planning, Inc. (2019). Biological Resources Letter Report for the Laurel Tree Aviara Project. September 27, 2019.
• HELIX Environmental Planning, Inc. (2019). Laurel Tree Aviara Apartments Project Restoration Plan. March 2019.
• KTGY Architecture + Planning, GMP Landscape Architecture & Planning, and REC Consultants, Inc. (2020). Aviara Apartments Conceptual Design. January 24, 2020. Primary SDHC staff who will perform Preserve Manager (PM) duties meet the minimum requirements
for the Preserve Manager as described in the Preserve Management Plan (PMP). The ELM has been organized into the following categories:
• Open Space Property Description
• Initial & Capital Tasks and Costs
• Annual Long-term Ongoing Tasks and Costs
• Financial Summary
• Additional Assumptions OPEN SPACE PROPERTY DESCRIPTION
The 1.6-acre Laurel Tree Aviara Preserve will serve as mitigation land for impacts to southern willow scrub and Diegan coastal sage scrub (DCSS) habitat from the development of the Aviara Apartments Project (Project). Restoration activities will occur on 1.1 acres within the Preserve. The Preserve will permanently protect high quality habitat suitable for southern willow scrub and DCSS species, and is within the boundaries of the City of Carlsbad (City) Habitat Management Plan (HMP). The Preserve is located north of Laurel Tree Lane, south of Palomar Airport Road, and on both sides of Aviara Parkway. Two plant species listed as special-status by the California Native Plant Society were confirmed adjacent to the project site. A single southwestern spiny rush (Juncus acutus ssp. leopoldii) individual
Laurel Tree Aviara Preserve ELM October 20, 2021 2
was mapped along water’s edge of southern willow scrub habitat off site to the northeast of the project site. In addition, fourteen individuals of San Diego marsh elder (Iva hayesiana) were mapped in the same vicinity. No special status wildlife species have been observed on site. The 1.1-acre restoration area is divided into three main areas in the western, northwestern, and northeastern portion of the site with four (4) different restoration treatment types, including:
• Diegan Coastal Sage Scrub Creation/Substantial Restoration (0.23 Acre)
• Diegan Coastal Sage Scrub Restoration-Riparian Buffer (0.64 Acre)
• Diegan Coastal Sage Scrub Restoration-Maintained Low Fuel Native Scrub (0.23 Acre)
• Diegan Coastal Sage Scrub Restoration-Maintained 50% Succulent Native Scrub (0.02 Acre) Invasive plant species of particular concern in the Preserve include but are not limited to oats (Avena
sp.), foxtail chess (Bromus madritensis), pampas grass (Cortaderia selloana), fountain grass (Pennisetum setaceum), bull thistle (Cirsium vulgare), Russian thistle (Salsola tragus), ice plant (Mesembryanthemum nodiflorum), eucalyptus (Eucalyptus sp.), palm (Washingtonia robusta), and black mustard (Brassica nigra). Portions of several existing easements overlap the Preserve east of Aviara Parkway, including a City temporary construction easement, City water pipeline easement, and SDG&E utility easement. Within the western area of the Preserve, there is an approximately 0.28 acre that is sloped, has
minimal vegetation, and is currently not included in the Laurel Tree Aviara Apartments Project Restoration Plan (HELIX, 2019). SDHC assumes that during the five-year restoration period, the Project Proponent will conduct additional restoration, erosion control, and invasive species removal on the 0.28 acre area. It is assumed that SDHC will commence long-term management in 2027, after the Project Proponent
completes the restoration requirements and sign-off is obtained by the City. Restoration activities are estimated to begin in 2022 and completed in 2027. SDHC will coordinate with Project Proponent’s restoration contractor, as needed, and review the annual mitigation and monitoring
reports prepared by Project Proponent’s restoration contractor during the five-year restoration period. This ELM assumes that the endowment and other costs for management are estimated to be funded in 2022. The Preserve will be conserved via a Restrictive Covenant (RC). In this ELM, it is assumed SDHC will be the long-term Habitat Manager of the Preserve. R&V Real Estate Services will hold fee title of the Preserve.
During the first year of long-term management, SDHC will perform the tasks below in addition to those described under “Annual Long-term Ongoing Tasks and Costs.”
INITIAL & CAPITAL TASKS AND COSTS $18,522.43
(Refer also to Attachment B.) Assumptions for Initial & Capital Tasks and Costs 1. Property Inspection. Prior to accepting responsibility for long-term management, the PM and Executive Director will conduct a property inspection to review the condition of the Preserve and compare it to the conditions described in the PMP, including the verification of the fence and sign installation and the condition of the Preserve in general with regard to invasive
species, erosion, and trash.
Laurel Tree Aviara Preserve ELM October 20, 2021 3
2. Baseline Biological Inventory. The quantity and quality of vegetation communities within the Preserve will be documented during the first year of active management. SDHC will establish their own database of the onsite biological resources as observed and create a vegetation map of baseline conditions. Photo documentation points will be established to be used year to year for a record of site conditions over time. At least four (4) photo documentation points are assumed to adequately provide an overview of site conditions included in the annual report. The RM will determine the location of these photo points based on field conditions.
3. Year 1 Non-Native Species Treatment and Control. Intensive treatment of non-native invasive plant species will be completed in Year 1 of active management. Within the 0.51
acre western area, there is an approximately 0.28 acre that is sloped and has minimal vegetation. SDHC assumes that during the five-year restoration period, the Project Proponent will conduct restoration, erosion control, and invasive species removal on the 0.28
acre area. SDHC assumes upon Year 1 of active management, the 0.28 acre area will be free of invasive plant species. Year 1 activities will include an intensive invasive species removal effort within the Preserve, excluding the 0.28 acre area. SDHC assumes this will
require a crew of four (4), plus a supervisor for one (1), four-hour day, two (2) times throughout the year.
After the intensive treatment and at the end of Year 1, the PM will complete a qualitative assessment of non-native plant species coverage. The goal for Year 1 will be to reduce living, non-native plant species coverage in the Preserve to 10 percent or less. Funding for non-native plant or pest species treatment and control outside the Preserve Area is not included in this estimate nor required. 4. Start-up Costs. This ELM includes operation costs associated with start-up, endowment processing, and accounting file setup.
5. Contingency of 12%. 6. Administrative cost of 16% for staff and 10% for subcontractors and supplies.
ANNUAL LONG-TERM ONGOING TASKS AND COSTS $14,462.91
(Refer also to Attachment B.)
Assumptions for Ongoing Tasks and Costs 1. Quarterly Site Visits. The PM will perform quarterly monitoring site visits of the Preserve for patrolling and general Preserve checks. The PM will visually inspect the Preserve to estimate non-native plant species coverage, non-native pest infestations, general wildlife use, the overall health and vigor of the habitat, signs of unauthorized access, fencing and signage damage, vandalism, trash, and erosion damage. The PM will also visually inspect the Preserve for sign of pest infestation (e.g., Polyphagous shot hole borer). If detected, the PM will immediately report infestation to the Carlsbad HMP Preserve Steward. At
least four (4) photo documentation stations will be mapped on an aerial photo using GPS equipment. SDHC will prepare a log report after each site visit and logs will be included in the Annual Report.
2. Annual General Biological Resources Survey. The PM will conduct an annual general biological resources survey, which may be conducted concurrently with a quarterly site
Laurel Tree Aviara Preserve ELM October 20, 2021 4
visit. The annual general biological resources survey will be conducted by qualified personnel with demonstrated knowledge of local flora and fauna who will identify and map (with GPS coordinates) observations of any sensitive species onsite. 3. Unauthorized Access and Vandalism. During the quarterly site visits, the PM will visually inspect the Preserve for sings of unauthorized access, fencing and signage damage, and vandalism. The Laurel Tree Aviara development property owner will be responsible for maintaining fencing and signage. If damage to fencing or signage is observed, the PM will report damage to the property owner. The PM will report illegal trespass, vagrant use,
vandalism, and other illegal activities to the Carlsbad Police Department. The Laurel Tree Aviara development owner will also inspect the Preserve for unauthorized uses of the Preserve and report vagrant use, vandalism, and other illegal activities to the Carlsbad
Police Department. SDHC will not be responsible for maintaining any gates. 4. Trash Removal. The PM and maintenance crews will remove trash, as observed, during
each site visit. Trash will also be regularly removed by the Laurel Tree Aviara development owner. Trash will be disposed of properly at offsite locations. 5. Erosion Monitoring and Management. During the monitoring visits, the PM will visually inspect the entire Preserve for areas susceptible to erosion damage. SDHC assumes revegetation and erosion control during the five-year restoration period will stabilize areas susceptible to erosion damage. Installation of erosion control devices, if necessary, will be completed by the PM during non-native plant species treatment events. Erosion control devices and installation will be limited to available contingency funding. 6. Five-Year Vegetation and Sensitive Species Mapping. Every five (5) years, the PM will
include in the annual report an updated map depicting vegetation communities and sensitive species observed or otherwise detected during monitoring.
7. Non-Native Species Treatment and Control. Removal and treatment of non-native plant species rated as High or Moderate category species by the California Invasive Plant Council (Cal-IPC High and Moderate category species) will be treated twice a year during
the rainy season, and will occur concurrently with the quarterly site visits when feasible. Regardless of listing as an invasive species or not, non-native species known by the scientific community to be locally invasive, in addition to Cal-IPC medium and high-risk species, will be controlled to minimize competition with native species. This ELM assumes a crew of four (4), plus a supervisor for one (1), four-hour day, two (2) times per year in order to treat non-native plant species onsite. The least toxic methods that provide effective control will be used (in order of preference: mechanical, organic herbicide, other herbicide). At the direction of the PM, invasive plants shall be treated with herbicides and left in place or removed and disposed of at an approved off-site location, such as the Waste Management facility at 5960 Reef Circle, Carlsbad, California. Invasive plants will be removed and disposed of off-site when flowering or producing seed. Invasive plants may be treated with herbicide and left in place if they are not flowering/producing seed, and are not growing directly adjacent to native plants.
Herbicides may only be applied by a licensed pesticide applicator under the supervision of a qualified biologist. Funding for non-native plant or pest species treatment and control outside the Preserve Area is not included in this estimate nor required. Mowing and
treatment of non-native grasses are not included as part of exotic species control efforts.
Laurel Tree Aviara Preserve ELM October 20, 2021 5
8. Enforce Access Restrictions. The PM will enforce access rules during visits. The PM will allow access to the preserve for science, research, and volunteer habitat management (trash removal, invasive plant removal), at the discretion of the PM, and as long as these activities do not adversely affect the Preserve. Any volunteers conducting habitat management tasks will be supervised by the Preserve Manager or a qualified biologist. The Laurel Tree Aviara development owner will post appropriate signage. Each sign will identify that the property is protected habitat, provide contact information, and other pertinent information. Additionally, the PM will coordinate with adjacent residents as necessary to address any concerns or answer questions. Recreational use is not allowed.
9. Post-Fire Recovery. Fire management is the responsibility of the City of Carlsbad Fire Department. Post-fire recovery efforts from SDHC will be limited to available contingency
funds. These efforts include visually inspecting the site for changes in non-native cover, pest infestations, and overall vigor of the habitat communities during regular maintenance and surveying activities to ensure that the habitat recovers to a healthy sustainable
condition. If necessary, SDHC will coordinate with the City regarding post-fire recovery actions and implement appropriate adaptive management measures (such as installation of erosion control BMPs, invasive species control, or revegetating). SDHC will conduct post-fire habitat monitoring annually for up to five (5) years in accordance with the City post-fire recovery protocols. 10. Adaptive Management. The PM will perform ongoing evaluation each year to determine the need for adjusting management actions in response to new information and changing conditions. If the PM detects a change in conditions, they will assess the information and initiate, modify, or end a particular management strategy, if necessary. If there is a substantial decline in native species compared to the baseline or other apparent threats
to habitat conditions are observed, remedial measures will be evaluated with the City and implemented on an as-needed basis. The PM will coordinate with local and regional monitoring and management entities, such as the Carlsbad HMP Preserve Steward and
San Diego Management and Monitoring Program. If natural communities are altered to the degree that they can no longer support covered species that existed in Year 1 of active management, the PM will coordinate with wildlife agencies to determine if habitat
restoration is warranted. Adaptive management measures will be limited to available contingency funds. 11. Five-Year Preserve Management Plan Update. SDHC will annually assess the overall management/monitoring strategy (frequency, methods, priorities, etc.), and update the PMP every five (5) years as appropriate to meet the commitment to Carlsbad HMP conservation goals. A review of the goals and objectives of the PMP will also be conducted at that time. 12. Annual Report. SDHC will prepare one (1) annual report to summarize the status of the Preserve, monitoring survey results, and all major management tasks. The report will include the previous year’s monitoring and maintenance activities and include management/monitoring anticipated in the upcoming year. It shall provide a concise and complete summary of management and monitoring methods, identify new management
issues, address management issues raised in the previous year’s report, report on the success or failure of management approaches (based on monitoring), and every fifth year it shall include updated mapping of vegetation and sensitive species.
The report will also outline appropriate remedial measures for those approaches not yielding satisfactory results and include a summary of changes from baseline or previous
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year conditions and any areas of increased trespass or dumping. The report will address the need for any adaptive management resulting from previous monitoring and provide a methodology for measuring the success of any new or modified maintenance and/or monitoring measures. The report will also provide a financial summary describing expenditures for the year and the status of the endowment. A discussion of projected versus actual costs, and an accounting of the endowment including the original endowment amount, current status of the endowment, interest earned, and projected and actual annual costs will also be provided. Photos from the photo monitoring stations will be attached to the report. The report will be provided to the City following the first year of
management and annually thereafter in October. SDHC will maintain mapping of vegetation, sensitive resource data, and non-native
species in a digital (GIS) format and will provide the GIS data to the City annually unless there has been no change from the previous year, but at least every five (5) years. During years with no change, the PM will notify the City that no GIS data will be provided for that year. The PM will maintain photo documentation of the site digitally and provide digital photos to the City every five (5) years, if not already submitted with annual reports. 13. Database Management. SDHC will establish and annually update the file management system, including hard files, electronic files, and GIS mapping, and coordinate with the San Diego Foundation regarding the endowment. 14. General Coordination. The PM will coordinate with the landowner, City, the Carlsbad HMP Preserve Steward, other preserve managers, local volunteer groups, resource agencies, and adjacent businesses. The Preserve Manager will participate in the annual public workshop for HMP implementation hosted by the City.
15. Contingency of 12%.
16. Administrative cost of 16% for staff and 10% for subcontractors and supplies.
FINANCIAL SUMMARY
Initial Financial Requirements1 $52,226.93
Annual Ongoing Financial Requirements – $14,462.91
Endowment to Provide Income of 2, 3 $14,462.91 $246,255.65
Emergency and Legal Fund (4%)4 $9,850.23
TOTAL CONTRIBUTION $308,332.81 ¹ Includes Costs for Years 1, 2, and 3
2 Assumes a 4.25% capitalization rate and that the endowment will be held by The San Diego Foundation. 3 Assumes the total contribution will be paid in 2021 or 2022. The I&C will be utilized for the first three years of long-term stewardship (2027-2029) and the returns from the endowment will start being used to support stewardship tasks in Year 4 (2030).
4 Emergency and Legal Fund will be used at SDHC’s Board of Directors’ discretion in case of an emergency event or if legal enforcement or defense is needed, and considering any recommendations by the City.
Laurel Tree Aviara Preserve ELM October 20, 2021 7
ADDITIONAL ASSUMPTIONS 1. Site Preparation. The conservation values will be intact prior to the start of long-term management by SDHC. SDHC assumes that the Preserve will be free of trash or debris. All cleanup costs associated with dumping or littering prior to active management are the responsibility of the Project Proponent. 2. Access. The landowner will provide SDHC with permanent, legal, and unobstructed access to the Preserve for monitoring and management purposes. Since the Project Proponent will
not install fencing around the entire perimeter of the Preserve, SDHC assumes access points will be available along the unfenced areas.
3. Fencing and Signage. The Project Proponent will install fencing and signage along the northeastern, northwestern, and western areas of the Preserve prior to the start of long-term management by SDHC. The Laurel Tree Aviara development owner will be responsible for
maintaining fencing and signage in perpetuity. 4. Updated Title Report. The legal description and preliminary title report of the Preserve area only is not available at this time. It is assumed any exemptions or existing easements will not impact management of the Preserve and this ELM, though upon receipt of the preliminary title report of the Preserve Area, this ELM may need to be reassessed. 5. Existing Easements. Portions of several existing easements overlap the Preserve east of Aviara Parkway, including a City temporary construction easement, City water pipeline easement, and SDG&E utility easement. SDCH is not responsible for maintenance or monitoring of these easements.
6. Fire Management. No fuel modification zones are included within the Preserve and SDHC will not be responsible for any brush management. Fire management and recovery efforts
will be limited to contingency funds. 7. Erosion Control. During the five-year restoration period, erosion control will be conducted in
restoration areas by the Proponent, including installing construction and silt fencing prior to grading on the north and west side. SDHC assumes once vegetation is established, erosion control materials (e.g., fiber rolls and matting) will not be required. 8. Restoration Materials. The Proponent will remove the silt fencing and any other temporary non-biodegradable restoration equipment/supplies (e.g. flags and PVC pipe) prior to active management by SDHC. 9. Retaining Walls. SDCH is not responsible for managing or maintaining retaining walls that abut the Preserve. 10. Flood Control. Any damage to the Preserve caused by floods, especially within and adjacent to Encinas Creek, will be allowed to recover naturally. Any control or recovery efforts will be limited to contingency funds.
11. Trails and Roads. SDHC is not responsible for managing or maintaining any trails or roads abutting the Preserve.
12. Boundaries. The boundaries of the Preserve are known and reasonably identifiable in the field. It is assumed that if surveying or resurveying is needed, this will be an expense incurred
Laurel Tree Aviara Preserve ELM October 20, 2021 8
by the Project Proponent. In the instance a portion of the Preserve is not fenced, the Project Proponent will place stakes where the boundaries occur. 13. Existing Documentation. Project Proponent will make available to SDHC all biological resource vegetation maps, sensitive plant maps, and digital files associated with biological resource surveys of the Preserve and stake the boundary of the Preserve prior to SDHC starting long-term management. The Project Proponent shall provide SDHC a digital base map with topography, data points, and boundary staking points.
14. Transaction Costs. This estimate does not include the costs associated with SDHC’s review of legal documents, including but not limited to: Covenant of Easement, Title Reports, Operating Agreements, Access Agreements, or Deeds. Review and comment on applicable
documents will be performed under a separate contract prior to SDHC taking responsibility for long-term habitat management.
15. Timeframe. The terms and conditions of this ELM are valid for a period of six (6) months from the date of this ELM. The time lag between this ELM and the establishment of the endowment may influence final management costs. If the timeframe to establish the endowment exceeds six (6 months from the date of this ELM, SDHC will coordinate with the Project Proponent to determine if any revisions to this ELM are necessary.
ATTACHMENT A
PRESERVE AREA MAP
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LAUREL TREE AVIARA
Proposed HMP Preserve Restoration, Maintenance, Conceptual Fencing, and Signage
0100FeetN FFiigguurree
Project Site
Existing Hardline
Proposed On-site Preserve/Proposed Hardline Contribution
Fuel Modification Zone
Coastal Riparian Avoidance Boundary
Proposed Setback from
Coastal Riparian Avoidance Boundary (min. 50 feet)
Coastal Upland Avoidance Boundary
Proposed Setback from
Coastal Upland Avoidance Boundary (min. 20 feet)
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!!Conceptual Fencing Location
#*Conceptual Signage Location
Restoration Areas
Diegan Coastal Sage Scrub Creation/Substantial Restoration
Diegan Coastal Sage Scrub Restoration-Riparian Buffer
Diegan Coastal Sage Scrub Restoration-Maintained Low Fuel Native Scrub
Diegan Coastal Sage Scrub Restoration - Maintained 50% Succulent Native Scrub
Vegetation
Developed
Diegan Coastal Sage Scrub
Diegan Coastal Sage Scrub - Disturbed
Disturbed Habitat
Non-native Grassland
Non-native Vegetation
Southern Willow Scrub
Sensitive Resources
hI San Diego Marsh-elder (Iva hayesiana)
aJ Southwestern Spiny Rush (Juncus acutus ssp. leopoldii)
ATTACHMENT B
ELM WORKSHEETS
Initial Costs
PROPERTY: Aviara Apartments Preserve LAST UPDATED: 09/23/2021
C%A%TASK TYPE TASK TITLE COST
(Title)
HOURS PER
EVENT
TOTAL LABOR
COST ITEM COST
(Item)
UNIT
QTY UNIT TOTAL ITEM
COST FREQUENCY BASE COST ANNUAL
CONT
ANNUAL
ADMIN
ANNUAL
COST
12%16%Initial_Property_Inspection Site Visit/Inspection Executive Director 130.00$ 2 260.00$ 0 -$ One Time 260.00$ 31.20$ 41.60$ 332.80$
12%16%Initial_Property_Inspection Site Visit/Inspection Preserve Manager 113.00$ 4 452.00$ 0 -$ One Time 452.00$ 54.24$ 72.32$ 578.56$
12%16%Initial_Property_Inspection Document Preparation & Review Preserve Manager 113.00$ 4 452.00$ 0 -$ One Time 452.00$ 54.24$ 72.32$ 578.56$
12%16%Biotic_Surveys Baseline Documentation Preserve Manager 113.00$ 2 226.00$ 0 -$ One Time 226.00$ 27.12$ 36.16$ 289.28$
12%16%Habitat_Site_Maintenance Invasives Preserve Manager 113.00$ 2 226.00$ 0 -$ One Time 226.00$ 27.12$ 36.16$ 289.28$
12%10%Habitat_Site_Maintenance Invasives 4-Person Crew 204.00$ 8 1,632.00$ 0 -$ One Time 1,632.00$ 195.84$ 163.20$ 1,991.04$
12%16%Habitat_Site_Maintenance Quarterly Patrol Resource Manager 114.00$ 3 342.00$ 0 -$ Quarterly 1,368.00$ 164.16$ 218.88$ 1,751.04$
12%10%Habitat_Site_Maintenance Invasives 4-Person Crew 204.00$ 4 816.00$ 0 -$ Twice per Year 1,632.00$ 195.84$ 163.20$ 1,991.04$
12%10%Habitat_Site_Maintenance 0 -$ Disposal Fee 150.00$ 1.00 Fee 150.00$ Quarterly 600.00$ 72.00$ 60.00$ 732.00$
12%16%General_Coordination Preserve Manager 113.00$ 8 904.00$ 0 -$ Annually 904.00$ 108.48$ 144.64$ 1,157.12$
12%16%Biotic_Surveys Veg & Sensitive Species Mapping Preserve Manager 113.00$ 4 452.00$ 0 -$ Every 5 Years 90.40$ 10.85$ 14.46$ 115.71$
12%10%Biotic_Surveys Veg & Sensitive Species Mapping GIS Contractor 93.00$ 2 186.00$ 0 -$ Every 5 Years 37.20$ 4.46$ 3.72$ 45.38$
12%10%Biotic_Surveys General Bio Survey Contract Biologist 102.00$ 4 408.00$ 0 -$ Annually 408.00$ 48.96$ 40.80$ 497.76$
12%16%Reporting Database Management Updates Preserve Manager 113.00$ 1 113.00$ 0 -$ Annually 113.00$ 13.56$ 18.08$ 144.64$
12%10%Reporting Collector Set-up and Updates GIS Contractor 93.00$ 2 186.00$ 0 -$ Annually 186.00$ 22.32$ 18.60$ 226.92$
12%16%Reporting Monthly Log Report - Preparation Preserve Manager 113.00$ 0.5 56.50$ 0 -$ Monthly/12 Times pe 678.00$ 81.36$ 108.48$ 867.84$
12%16%Reporting Annual Report - Preparation Preserve Manager 113.00$ 10 1,130.00$ 0 -$ Annually 1,130.00$ 135.60$ 180.80$ 1,446.40$
12%10%Reporting Annual Report - Preparation GIS Contractor 93.00$ 2 186.00$ 0 -$ Annually 186.00$ 22.32$ 18.60$ 226.92$
12%16%Reporting Annual Report - Review Executive Director 130.00$ 2 260.00$ 0 -$ Annually 260.00$ 31.20$ 41.60$ 332.80$
12%16%Reporting PMP Update Preserve Manager 113.00$ 8 904.00$ 0 -$ Every 5 Years 180.80$ 21.70$ 28.93$ 231.42$
12%10%Field_Equipment Mileage 0 -$ Mileage - Annually 0.59$ 140.00 82.60$ Annually 82.60$ 9.91$ 8.26$ 100.77$
12%16%Operations Supervise & Coordinate Executive Director 130.00$ 8 1,040.00$ 0 -$ Annually 1,040.00$ 124.80$ 166.40$ 1,331.20$
12%10%Operations Audit (flat fee)0 -$ Audit - Flat Fee 789.00$ 1.00 789.00$ Annually 789.00$ 94.68$ 78.90$ 962.58$
12%10%Operations Insurance Liability 0 -$ Insurance - Flat Fee 300.00$ 1.00 300.00$ Annually 300.00$ 36.00$ 30.00$ 366.00$
12%16%Operations Track Endowment Executive Director 130.00$ 4 520.00$ 0 -$ Annually 520.00$ 62.40$ 83.20$ 665.60$
12%16%Operations Project Accounting Accountant 124.00$ 8 992.00$ 0 -$ Annually 992.00$ 119.04$ 158.72$ 1,269.76$
1,769.40$ 2,008.03$ 18,522.43$ TOTAL INITIAL COST
Annual Ongoing Tasks and Costs
PROPERTY: Aviara Apartments Preserve LAST UPDATED: 09/23/2021
C%A%TASK TYPE TASK TITLE COST
(Title)
HOURS PER
EVENT
TOTAL LABOR
COST ITEM COST
(Item)UNIT QTY UNIT TOTAL ITEM
COST FREQUENCY BASE COST ANNUAL
CONT
ANNUAL
ADMIN ANNUAL COST
12%16%Habitat_Site_Maintenance Quarterly Patrol Resource Manager 114.00$ 3 342.00$ 0 -$ Quarterly 1,368.00$ 164.16$ 218.88$ 1,751.04$
12%10%Habitat_Site_Maintenance Invasives 4-Person Crew 204.00$ 4 816.00$ 0 -$ Twice per Year 1,632.00$ 195.84$ 163.20$ 1,991.04$
12%10%Habitat_Site_Maintenance 0 -$ Disposal Fee 150.00$ 1.00 Fee 150.00$ Quarterly 600.00$ 72.00$ 60.00$ 732.00$
12%16%General_Coordination Preserve Manager 113.00$ 8 904.00$ 0 -$ Annually 904.00$ 108.48$ 144.64$ 1,157.12$
12%16%Biotic_Surveys Veg & Sensitive Species Mapping Preserve Manager 113.00$ 4 452.00$ 0 -$ Every 5 Years 90.40$ 10.85$ 14.46$ 115.71$
12%10%Biotic_Surveys Veg & Sensitive Species Mapping GIS Contractor 93.00$ 2 186.00$ 0 -$ Every 5 Years 37.20$ 4.46$ 3.72$ 45.38$
12%10%Biotic_Surveys General Bio Survey Contract Biologist 102.00$ 4 408.00$ 0 -$ Annually 408.00$ 48.96$ 40.80$ 497.76$
12%16%Reporting Database Management Updates Preserve Manager 113.00$ 1 113.00$ 0 -$ Annually 113.00$ 13.56$ 18.08$ 144.64$
12%10%Reporting Collector Set-up and Updates GIS Contractor 93.00$ 2 186.00$ 0 -$ Annually 186.00$ 22.32$ 18.60$ 226.92$
12%16%Reporting Monthly Log Report - Preparation Preserve Manager 113.00$ 0.5 56.50$ 0 -$ Monthly/12 Times pe 678.00$ 81.36$ 108.48$ 867.84$
12%16%Reporting Annual Report - Preparation Preserve Manager 113.00$ 10 1,130.00$ 0 -$ Annually 1,130.00$ 135.60$ 180.80$ 1,446.40$
12%10%Reporting Annual Report - Preparation GIS Contractor 93.00$ 2 186.00$ 0 -$ Annually 186.00$ 22.32$ 18.60$ 226.92$
12%16%Reporting Annual Report - Review Executive Director 130.00$ 2 260.00$ 0 -$ Annually 260.00$ 31.20$ 41.60$ 332.80$
12%16%Reporting PMP Update Preserve Manager 113.00$ 8 904.00$ 0 -$ Every 5 Years 180.80$ 21.70$ 28.93$ 231.42$
12%10%Field_Equipment Mileage 0 -$ Mileage - Annually 0.59$ 140.00 82.60$ Annually 82.60$ 9.91$ 8.26$ 100.77$
12%16%Operations Supervise & Coordinate Executive Director 130.00$ 8 1,040.00$ 0 -$ Annually 1,040.00$ 124.80$ 166.40$ 1,331.20$
12%10%Operations Audit (flat fee)0 -$ Audit - Flat Fee 789.00$ 1.00 789.00$ Annually 789.00$ 94.68$ 78.90$ 962.58$
12%10%Operations Insurance Liability 0 -$ Insurance - Flat Fee 300.00$ 1.00 300.00$ Annually 300.00$ 36.00$ 30.00$ 366.00$
12%16%Operations Track Endowment Executive Director 130.00$ 4 520.00$ 0 -$ Annually 520.00$ 62.40$ 83.20$ 665.60$
12%16%Operations Project Accounting Accountant 124.00$ 8 992.00$ 0 -$ Annually 992.00$ 119.04$ 158.72$ 1,269.76$
1,379.64$ 1,586.27$ 14,462.91$ TOTAL ANNUAL COST
Financial Summary
PROPERTY: Aviara Apartments Preserve LAST UPDATED: 09/23/2021
Acreage =1.60 Initial Year Ongoing
Contingency Rate =12%Contingency 1,769.40$ 1,379.64$
Administrative Rate (Staff) =16%Administrative 2,008.03$ 1,586.27$
Administrative Rate (Subs & Materials) =10%
TOTAL ($)
Initial & Capital Costs for Year 1 at 2021 rates 18,522.43$
14,462.91$
Initial & Capital Costs for Year 1 (2027 projected costs with inflation)22,116.75$
Annual Ongoing Costs for Year 2 (2028 projected costs with inflation)16,766.48$
Annual Ongoing Costs for Year 3 (2029 projected costs with inflation)17,269.47$
Initial Financial Requirements for Years 1, 2,3 56,152.70$
Present Value Factor (3,925.77)$
52,226.93$
Endowment to Provide Income of 14,462.91$ at Cap. Rate of 4.25%340,303.81$
Present Value Factor for Funding Endowment 5 Years in Advance (94,048.16)$
Endowment Requirement to Provide Ongoing Management Costs at Cap. Rate of 4.25%246,255.65$
9,850.23$
308,332.81$
ENDOWMENT REQUIREMENTS FOR ONGOING STEWARDSHIP*
EMERGENCY & LEGAL FUND
4% of Endowment
TOTAL CONTRIBUTION
(Initial Financial Requirements for Years 1,2,3 + Endowment + Emergency & Legal Fund)
* Endowment funding estimated to be in 2021. Returns from the endowment will start being used to support stewardship tasks in
Management Year 4 (2030).
COSTS PER YEAR
TOTAL INITIAL FINANCIAL REQUIREMENTS
Total Present Value Funding Requirement
Annual Ongoing Costs per Year after Year 1 at 2021 rates