HomeMy WebLinkAbout!Ch 05.06 Bio5.6 Biological Resources
Otay Ranch Village 8 West EIR
CV EIR 10-03; SCH No. 2010062093 Page 5.6-1
City of Chula Vista
November 2013
5.6 Biological Resources
This section describes existing biological conditions of Village 8 West and surrounding area and
evaluated the potential impacts to biological resources due to implementation of the SPA Plan and TM.
As stated in Section 2.3, Purpose and Legal Authority, this EIR tiers from the 2013 GPA/GDPA SEIR (09-
01). The SEIR did not address biological resources, but relies on analysis in the 2005 GPU EIR (EIR 05-01)
and the 1993 Program EIR for the GDP (EIR 90-01). The analysis in this EIR is based on the Biological
Resources Report for Otay Land Company Village 8 West (Biology Report), prepared by URS Corporation
(URS) in October 2012. The Biology Report is included as Appendix E of this EIR. The report updates the
applicable information in the previously certified EIRs.
5.6.1 Existing Conditions
A. Regulatory Framework
1. Federal
a. Federal Clean Water Act, Section 404
Section 404 of the Clean Water Act (CWA) regulates the discharge of dredged material, placement foil
material, or excavation within “waters of the U.S.” and authorizes the Secretary of the Army, through
the Chief of Engineers, to issue permits for such actions. “Waters of the U.S.” are defined by the CWA as
“rivers, creeks, streams, and lakes extending to their headwaters and any associated wetlands.”
Wetlands are defined by the CWA as “areas that are inundated or saturated by surface or groundwater
at a frequency and duration sufficient to support a prevalence of vegetation typically adapted for life in
saturated soil conditions.” The permit review process entails an assessment of potential adverse impacts
to U.S. Army Corps of Engineers (ACOE) jurisdictional waters of the U.S. and wetlands. In response to the
permit application, the ACOE would also require conditions amounting to mitigation measures. Where a
federally listed species may be affected, they would also require Section 7 consultation with the U.S.
Fish and Wildlife Service (USFWS) under the Federal Endangered Species Act (FESA).
b. Federal Clean Water Act, Section 401
Section 401 of the CWA is administered through the RWQCB within California. Section 401 Water
Quality Certification applies to any person applying for a federal permit or license which may result in a
discharge of pollutants into waters of the U.S., and 401 Water Quality Certification must document that
the activity complies with applicable water quality standards, limitations, and restrictions. CWA Section
404 permits and authorizations are usually considered by the California RWQCBs during 401 Water
Quality Certification. Section 401 Water Quality Certification only applies to waters of the U.S., including
wetlands.
c. Migratory Bird Treaty Act
The Migratory Bird Treaty Act of 1918 (16 U.S.C. 703-711) implements an international treaty for the
conservation and management of bird species that may migrate through more than one country.
Enforced in the United States by the USFWS, the Migratory Bird Treaty Act makes it unlawful to take,
possess, buy, sell, purchase, or barter any migratory bird listed in CFR Title 50, Part 10, including
feathers or other parts, nests, eggs, or products, except as allowed by implementing regulations (CFR
Title 50, Part 21). Disturbance that causes nest abandonment and/or loss of reproductive effort (e.g.,
5.6 Biological Resources
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CV EIR 10-03; SCH No. 2010062093 Page 5.6-2
City of Chula Vista
November 2013
killing or abandonment of eggs or young) may be considered a take and is potentially punishable by
fines and/or imprisonment. In 1972, the Migratory Bird Treaty Act was amended to include protection
for migratory birds of prey (raptors).
2. State
a. Porter Cologne Water Quality Act
The Porter Cologne Water Quality Act otherwise defines waters of the state as any surface water or
groundwater, including saline waters, within the boundaries of the state. Therefore, surface waters
subject to potential regulation pursuant to the Porter Cologne Water Quality Act include isolated,
intrastate waters, which are not considered pursuant to Section 401 Water Quality Certification.
b. California Fish and Game Code
The California Fish and Game Code regulates the taking or possession of birds, mammals, fish,
amphibians, and reptiles, as well as natural resources such as wetlands and waters of the state. The
California Fish and Game Code includes the California Endangered Species Act (Sections 2050-2115) and
Streambed Alteration Agreement regulations (Sections 1600-1616), as well as provisions for legal
hunting and fishing, and tribal agreements for activities involving take of native wildlife. The California
Fish and Game Code also includes protection of birds (3500 et seq.) and the California Native Plant
Protection Act of 1977 (Sections 1900-1913), which directed the California Department of Fish and
Wildlife (CDFW) to carry out the Legislature's intent to "preserve, protect and enhance rare and
endangered plants in this state.”
Section 1602 of the California Fish and Game Code requires any person, state, or local governmental
agency to provide advance written notification to CDFW prior to initiating any activity that would:
1) divert or obstruct the natural flow of, or substantially change or remove material from the bed,
channel, or bank of any river, stream, or lake; or 2) result in the disposal or deposition of debris, waste,
or other material into any river, stream, or lake. The state definition of “lakes, rivers, and streams”
includes all rivers or streams that flow at least periodically or permanently through a bed or channel
with banks that support fish or other aquatic life, and watercourses with surface or subsurface flows
that support or have supported riparian vegetation.
3. Local
a. Otay Ranch Resource Management Plan
The project is part of the Otay Ranch GDP, which includes an Otay Ranch RMP. The Otay Ranch GDP and
Otay Ranch RMP were approved by the County of San Diego and the City of Chula Vista in October of
1993. The Otay Ranch RMP is comprised of two separate documents, the Phase 1 Otay Ranch RMP and
Phase 2 Otay Ranch RMP. The Phase 1 Otay Ranch RMP identifies preserve areas within Otay Ranch, and
contains policies regarding species and habitat conservation and long-term management of the
preserve. The Phase 2 Otay Ranch RMP includes ranch-wide studies that were conducted pursuant to
the Phase 1 Otay Ranch RMP and provides additional detail on conveyance, management and funding.
The Otay Ranch RMP identifies a preserve system of 11,375 acres dedicated within Otay Ranch. Within
Village 8 West, the Preserve includes portions of Wolf Canyon, Salt Creek Canyon, and Otay Valley. To
ensure that transfer of Preserve land occurs in step with development, the Otay Ranch RMP
incorporates a preserve conveyance plan, which includes a conveyance ratio of 1.188 acres of preserve
for each acre of non-common development area. The Otay Ranch RMP and the Otay Ranch Preserve
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were the primary basis for the CEQA impact analysis and mitigation of biological impacts identified in
the Otay Ranch GDP Program EIR for impacts resulting from development of less sensitive areas as a
result of the Otay Ranch GDP.
b. City of Chula Vista Multiple Species Conservation Program Subarea Plan
The Chula Vista MSCP Subarea Plan was prepared pursuant to the MSCP Subregional Plan for southern
San Diego, as approved by the City of Chula Vista in 2003, and permits were issued by the USFWS and
CDFW (formerly CDFG) in 2005. The Chula Vista MSCP Subarea Plan identifies lands that would conserve
habitat for covered federal and state endangered, threatened, or sensitive species. The Chula Vista
MSCP Subarea Plan also designates a Preserve and provides a regulatory framework for determining
impacts to the Preserve and sensitive habitat throughout the city and identifies mitigation to reduce
those impacts.
The Chula Vista MSCP Subarea Plan also provides a process that allows the city to convey “take”
authorization under the federal and state Endangered Species Acts (ESA ) for the incidental take of
threatened and endangered species. The Chula Vista MSCP Subarea Plan authorizes take in two ways:
1) it establishes "covered projects" for which take is authorized and 2) for projects located within
mapped development areas that are outside of covered projects, take of covered species requires the
issuance of a Habitat Loss and Incidental Take Permit. In addition, the Chula Vista MSCP Subarea Plan
requires issuance of an incidental take permit for "all development within the city's jurisdiction which is
not located within the development areas of covered projects prior to issuance of any land development
permit."
Otay Ranch, including Village 8 West, is a "covered project" in the Chula Vista MSCP Subarea Plan. The
100 percent conservation areas are either already in public ownership or would be dedicated to the
Otay Ranch Preserve as part of the development approval process for covered projects. Any portions of
covered projects that are located within 100 percent conservation areas must be consistent with
conditions allowing specific land uses within the Preserve as outlined in the Chula Vista MSCP Subarea
Plan and are subject to the narrow endemic species policy (avoidance and minimization) and Wetlands
Protection Program. Almost all of Village 8 West is located in an area of the MSCP Subarea Plan
designated for development. Chula Vista MSCP Subarea Plan 100 percent preserve area is located south
of Village 8 West, including the southwest corner of the site, and approximately 50 feet west of Planning
Areas A and E in Wolf Canyon.
Development Areas within Covered Projects
Covered projects provide protection of narrow endemic species through consideration of narrow
endemic species in the preserve design for those projects. Narrow endemic species include those
species with habitat ranges limited to southwestern San Diego County. Take of covered species,
including narrow endemic species, for development areas within covered projects are extended at the
time of development approval. There are no limitations on impacts to narrow endemic species within
the development areas of covered projects.
100% Conservation Areas within Covered Projects
Impacts to covered narrow endemic species from planned and future facilities located within the 100
percent conservation areas of covered projects would be avoided to the maximum extent practicable.
Where impacts are demonstrated to be unavoidable, impacts would be limited to 5 percent of the total
narrow endemic species population within the project area. If impacts exceed 5 percent of the covered
narrow endemic species population after comprehensive consideration of avoidance and minimization
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measures, the City of Chula Vista must make a determination of biologically superior preservation,
consistent with Section 5.2.3.7 of the Chula Vista MSCP Subarea Plan.
Section 7.5.2 of the Chula Vista MSCP Subarea Plan also provides guidelines to address adjacency
management issues, in order to address indirect impacts associated with development adjacent to the
Preserve. All new development must adhere to these guidelines, which address potential drainage
issues, overspill of lighting, noise into the Preserve, use of non-invasive plant species, and limiting of
public access in sensitive preserve areas. As part of the SPA Plan, an Edge Plan was prepared to ensure
consistency with the city’s adjacency management guidelines.
c. City of Chula Vista MSCP Subarea Plan – Wetland Protection Program
As part of the CEQA review, development projects that contain wetlands are required to demonstrate
that impacts to wetlands have been avoided to the greatest extent practicable and, where impacts are
unavoidable, such impacts have been minimized. For unavoidable impacts to wetlands, the city would
apply the wetlands mitigation ratios identified in Table 5-6 of the Chula Vista MSCP Subarea Plan. The
wetlands mitigation ratios provide a standard for each habitat type but may be adjusted depending on
the functions and values of both the impacted wetlands as well as the wetlands mitigation proposed by
the project. The city may also consider the wetland habitat type(s) being impacted and utilized for
mitigation in establishing whether the Chula Vista MSCP Subarea Plan standards have been met.
B. Biological Surveys
The following sections summarize information on the methods and results of the biological surveys that
were conducted for Village 8 West. Additional details regarding the survey methods and results are
provided in Appendix E.
1. Biological Survey Methods
URS Corporation biologists conducted surveys of Village 8 West and the off-site improvement area in
May, June, and July 2008, June and July 2009, and May and June 2010. Regional biological databases
were also queried to determine historical sightings of sensitive plant and animal species nearing the
vicinity of the proposed on-site and off-site areas. Vegetation communities were mapped according to
the Holland vegetation classification and identified according to the percent cover of the combination of
dominant plant species observed. Certain natural vegetation communities were given a “disturbed”
modifier when they showed evidence of disturbance and supported a high density of non-native grasses
or weedy species.
a. Plant Surveys
Sensitive plant surveys were conducted in 2008 to coincide with the blooming periods of the greatest
number of target species as possible. Additional late season sensitive plant species surveys were
performed in 2009 and 2010 to target Otay tarplant (Deinandra conjugens). Surveys were intensified at
locations in unique microhabitats that could potentially support sensitive species, such as clay soils.
b. Wildlife Surveys
Surveys for the California gnatcatcher were conducted during 2008, in accordance with the USFWS
protocol for presence/absence surveys. California gnatcatcher individuals and family groups, including
paired individuals or individuals with nestlings or fledglings, were mapped according to the perceived
central location of their territory. Surveys for the Quino checkerspot butterfly (Euphydryas editha quino)
5.6 Biological Resources
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November 2013
(QCB) were conducted in the spring of 2009 and 2010 and followed USFWS protocol. Focused flight
surveys took place during QCB flight season to determine presence on site. A burrowing owl habitat
assessment also took place in 2009 and 2010. Suitable habitats, including native and non-native
grassland, disturbed habitat, and agricultural vegetation communities were surveyed for the burrowing
owl. Key habitat features, including the presence of fossorial mammal burrows, were identified and
recorded.
c. Jurisdictional Delineation
Waters of the U.S., including wetlands, within on-site and off-site areas were delineated based on field
surveys. Supplemental material that was used to facilitate the delineation included information such as
United States Geological Survey (USGS) topographic maps, recent and historic aerial photographs,
published information, mapped or modeled floodplains, and Natural Resource Conservation Service soil
maps. Jurisdictional delineations were conducted in 2008 and 2010.
2. Survey Results
a. Vegetation Communities
Figure 5.6-1 identifies the location of the vegetation communities identified in the Village 8 West survey
area. As shown in Figure 5.6-1, four native vegetation communities occur within on-site and off-site
potential impact areas: coastal sage scrub (disturbed and undisturbed); maritime succulent scrub;
mulefat scrub; and freshwater marsh. In addition to native habitats, four non-native vegetation
categories also occur within on-site and off-site areas: non-native grasslands, agricultural lands,
disturbed vegetation, and developed land. Agricultural land is the most dominant vegetation type,
followed by coastal sage scrub.
Table 5.6-1 identifies the acreage of various vegetation communities within the project and off-site
impact areas, including the off-site improvement area and off-site grading in the reservoir site. These
vegetation communities are discussed below.
Table 5.6-1 Existing Vegetation Communities
Vegetation Type
Village 8 West SPA Plan (acres)
Planned and
Future Facilities
(acres)
Off-site
Reservoir
Grading Area
(acres)
Total Area
(acres)
Development Area
and Off-Site Fuel
Modification Zone
Open Space
Preserve
Maritime Succulent Scrub 0.56 0 0.49 0 1.05
Coastal Sage Scrub 15.14 14.83 0.01 0 29.97
Disturbed Coastal Sage Scrub 19.83 0 0.16 0 19.99
Non-native Grassland 0.62 0 0.19 0 0.81
Agriculture Land 223.31 0.70 0.97 4.57 229.55
Developed 10.07 0.09 0.05 0 10.21
Disturbed Vegetation 15.36 0 0.01 0 15.37
Freshwater Marsh 0.05 0 0 0 0.05
Mulefat Scrub 0 0 0.07 0 0.07
Total 284.94 15.62 1.95 4.57 307.08
Source: URS 2012
5.6 Biological Resources
Otay Ranch Village 8 West EIR
CV EIR 10-03; SCH No. 2010062093 Page 5.6-6
City of Chula Vista
November 2013
Maritime Succulent Scrub. Maritime succulent scrub, a form of sage scrub, occurs on thin, rocky, or
sandy soils on steep slopes or bluffs near the coast. Maritime succulent scrub is present in the canyons
along the northwest side of the project area, and in the off-site improvement area. The dominant shrub
species in this community includes some of the coastal sage scrub dominants, but it is notable for having
a high percentage of cacti and other succulent species. Within the project area, shrub species include
jojoba, San Diego sunflower, lemonadeberry (Rhus integrifolia), California buckwheat, and California
sagebrush. Succulent species include coast barrel cactus (Ferocactus viridescens), coast cholla
(Cylinopuntia prolifera), coastal prickly pear (Opuntia littoralis), fishhook cactus (Mammillaria dioica),
and chalk-leaf live-forever (Dudleya pulverulenta).
Coastal Sage Scrub. Coastal sage scrub is comprised of low, soft-woody sub-shrubs of up to one meter
(three feet) high, many of which are facultative drought-deciduous. This association is typically found on
dry sites, such as steep, south- and west-facing slopes with clay-rich soils that are slow to release stored
water. The dominant shrub species within the coastal sage scrub vegetation community include San
Diego sunflower (Viguiera laciniata), California sagebrush (Artemisia californica), jojoba (Simmondsia
chinensis), and California buckwheat (Eriogonum fasciculatum). San Diego sunflower makes up a
significant proportion (up to 20 percent) of cover in non-disturbed coastal sage scrub. Coastal sage scrub
is generally located in the southwest area of the project site, along the western boundary, and in the off-
site improvement area.
Non-native Grasslands. Non-native grasslands generally occur on fine-textured loam or clay soils which
are moist or evenly waterlogged during the winter rainy season and very dry during the summer and fall.
This habitat is a disturbance-related community most often found in old fields or openings in native
scrub habitats and is characterized by a dominate cover (greater than 50 percent cover) of non-native
annual grasses, and occasionally native and non-native annual forbs. Non-native grasses have replaced
native grassland and coastal sage scrub at many localities throughout Southern California. Non-native
grasslands include slender wild oat (Avena barbata), wild oat (Avena fatua), ripgut brome (Bromus
diandrus), soft chess (Bromus hordeaceus), foxtail chess (Bromus madritensis ssp. Rubens), cheatgrass
(Bromus tectorum), crabgrass (Cynodon dactylon), nit grass (Gastridium ventricosum), hare barley
(Hordeum murinum ssp. leporinum), goldentop (Lamarckia aurea), perennial ryegrass (Lolium perenne),
canary grass (Phalaris aquatica), annual beard grass (Polypogon monspeliensis), Mediterranean schismus
(Schismus barbatus), and wheat (Triticum aestivum). Non-native grassland is found in the southwest
portion of the project area and in the off-site improvement area.
Agricultural Land. Agricultural land is regularly plowed or cultivated to produce a dense crop of
vegetation that functions as forage for cattle. Agricultural land within the project site primarily occurs on
the relatively flat mesa tops where repeatedly tilled land had been planted with cereal wheat (Triticum
aestivum) and cucumber (Cucumus sp.). Other subdominant species observed within the agricultural
land include wild oat, foxtail chess, fennel (Foeniculum vulgare), Russian thistle, and short-pod mustard
(Hirschfeldia incana). Agricultural land dominates the northern and southeastern areas of the project
area, and is located in the off-site improvement area.
Developed. Developed areas support no native vegetation and may be additionally characterized by the
presence of human-made structures such as buildings or roads. The level of soil disturbance is such that
only the most ruderal plant species would be expected. The agricultural component of developed areas
includes actively cultivated lands or lands that support nursery operations; however, pasturelands are
mapped as disturbed or undisturbed grassland, depending upon the intensity of grazing. Habitat
classified as developed is located in the northern portion of the project area near Magdalena Avenue,
and in the southeast corner of the site and off-site improvement area near the existing dirt roads.
0 250 500
Feet ±Source: RC Biological Consulting 2012
OTAY RANCH VILLAGE 8 WEST EIR
VEGETATION COMMUNITIES AND IDENTIFIED SENSITIVE SPECIES LOCATIONS
FIGURE 5.6-1
Not a Part
P04
P03
P01 P02
Inset
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INSET
Vill age 8 West
Existing developed land not affected by project
Chula Vista MSCP 100% Preserve Area
Vegetation
32500 - Disturbed Coasta l Sage Scru b
52400- Freshwater Marsh
42200 - Disturbed Non Native Grasslan d
32400 - Maritime Suc culent Scrub
63100 - Mulefat Scrub
12000 - Developed
11300 - Disturbed Habitat
San D iego Barrel Cactus
Sensitive Animal Spec ies (URS)
#San Dieg o Black-Tailed Jackrabbit#Y Northe rn Harrier
#S Califor nia gnatcatcher
&3 Southe rn California rufous-crow ned spa rrow
!P Active Ra ven 's n est
Grassh opper Spa rrow
Burrow i ng Owl
Burrow ing O wl burrow
$+Orange-throat whip tai l
#0 Sharp -shinned Hawk
Sensitive Plan t Species (URS)
&-San Dieg o sunflower
southw estern spi ny rush
"/San Dieg o ba rrel cactus
!.Ota y ta rplant
!<Palmer's grapplingho ok
")San Dieg o marsh-elder
!?South coast saltbush
!U Seasid e calandrinia
$Plantag o erecta patches
!.Graceful tarplant
!Small flowered Morning Glory
Ota y tarplant population (3500 + ind ividuals)
Federa l OW US within OHWM
!.Sampl e Points
AC OE Ju risdictio nal Boun dary
Federa l and State Wetlands withi n O HWM (0.05 acre)
CDFG Wetlands (0.07 acre)
18300 - Extensive Agricultureag
32500 - Coastal Sage Scrubcss
d-css
fwm
42000 - Non Native Grasslandnng
d-n ng
mss
mfs
dev
dist
SCALE: 1" = 500' (1:6,000)
250 0 250 500 Feet
SCALE CORRECT WHEN PRINTED AT 11X17
Off-site Facilities
Corridor/Greenbelt
Trail Connection
Off-site Facilities
Corridor/Greenbelt
Trail Connection
Drainage 1
Drainage 2
Drainage 3
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Disturbed Vegetation. Disturbed vegetation typically develops on sites with heavily compacted soils
following intense levels of disturbance such as grading, agriculture, off-road activities, or previous
development. Disturbed areas are dominated by broad-leaf herbaceous species such as mustards
(Brassica spp., Hirschfeldia incana), fennel, and thistles (Centaurea spp., Silybum spp., Carduus spp. etc.).
Often, disturbed vegetation areas have a subdominant cover (less than 50 percent cover) of annual non-
native grasses. Disturbed vegetation is located in the northern portion of the project area and along the
off-site improvement area.
Freshwater Marsh. Freshwater marsh is dominated by perennial, emergent monocots that grow to 1.3
to 2 meters tall. Uniform stands of bulrushes (Scirpus spp.) or cattails (Typha spp.) often characterize
this habitat. Freshwater marsh occurs in wetlands that are permanently flooded by standing fresh water.
Examples of this habitat occur around several of the larger bodies of open water, such as the
Sweetwater Reservoir, as well as around many of the smaller lakes, ponds, creeks, and reservoirs in the
study region. A small area of freshwater marsh is found in the northwest corner of the project area.
Mulefat Scrub. Mulefat Scrub is characterized as a tall, herbaceous riparian scrub strongly dominated by
mulefat (Baccharis salicifolia). This community is found within intermittent stream channels with fairly
coarse substrate and moderate depth to the water table, and is maintained by frequent flooding.
Mulefat scrub may also contain several willow species, including arroyo willow (Salix lasiolepis), narrow-
leaf willow (Salix exigua), or red willow (Salix laevigata). Mulefat scrub is found in the off-site
improvement area.
b. Wildlife
The results of the coastal California gnatcatcher, QCB, and burrowing owl surveys are summarized
below, as well as a discussion of other wildlife observed on site during the surveys.
Burrowing Owl (Athene cunicularia). Suitable habitat and active burrowing owl nests were identified
during the project area surveys. Burrowing owls are known to occupy agricultural areas such as those
found on-site, and use such areas for both nest and foraging. Burrowing owls were detected within
Village 8 West.
Coastal California gnatcatcher (Polioptila californica californica). One occupied territory was identified
within the Preserve. Additionally, suitable gnatcatcher habitat, including coastal sage scrub, disturbed
coastal sage scrub, maritime succulent scrub, disturbed maritime succulent scrub were identified in the
project area.
Quino Checkerspot Butterfly (Euphydryas editha quino). No QCBs were observed in the project area
during site surveys; however, patches of the primary larval host plant (dot-seed plantain [Plantago
erecta]) were observed within the conserved areas of Village 8 West. Although no historical QCB
observations are known within the project area, QCB has been documented previously in the open
space surrounding the project.
Other Wildlife. The project vicinity supports a diverse assemblage of wildlife species, primarily
distributed throughout the south facing slopes of the Otay River Valley in the southern portion of the
project area. A few wildlife species were also sighted in the disturbed agricultural land in the north
eastern portion of Village 8 West.
Bird species that were commonly observed within the project vicinity included California towhee (Pipilo
crissalis), western meadowlark (Sturnella neglecta), Anna’s hummingbird (Calypte anna), mourning dove
(Zenaida macroura), common raven (Corvus corax), and blue grosbeak (Passerina caerulea). The project
5.6 Biological Resources
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area also supports sensitive wildlife species including, but not limited to, the northern harrier and
southern California rufous-crowned sparrow.
Mammal species detected in the project area include coyote (Canis latrans), bobcat (Felis rufus),
California ground squirrel (Spermophilus beecheyi nudipes), Audubon’s cottontail (Sylvilagus auduboni),
and San Diego black-tailed jackrabbit (Lepus californicus bennettii, SSC). Reptiles that were observed or
recorded previously on or near the project area include orange-throated whiptail (Cnemidophorus
hyperythrus, SSC), western fence lizard (Sceloporus occidentalis), and southern Pacific rattlesnake
(Crotalus oreganus helleri).
c. Wildlife Movement
A wildlife corridor is defined as a linear area that allows for the movement of wildlife between patches
of habitat or from habitat to some other resource such as water. The quality of a particular corridor to
wildlife is evaluated based on the focal target species expected to use the corridor. Focal species
commonly used to evaluate corridor usage in San Diego County include large mammals such as mule
deer, bobcat, coyote, or sensitive birds such as coastal California gnatcatcher or San Diego cactus wren.
Types of corridors often used by focal target species include canyons and road underpasses such as
culverts, bridges, and freeway interchanges of varying dimensions. The off-site facility alignment will
traverse a wildlife corridor along the Otay River Valley that supports the movement of coastal California
gnatcatcher and San Diego cactus wren. The Wolf Canyon wildlife linkage is located west of the project
area and the Otay River is the main east-west wildlife linkage in the project vicinity. The canyons west of
the project area include conserved open space and the biological open space associated with Rock
Mountain provides wildlife movement access to Wolf Canyon.
3. Jurisdictional Delineation Results
Figure 5.6-1 identifies the three primary drainages traverse the project area. Drainage 1 is located on
site along the northern border of Village 8 West, and drains water from a cement culvert that is located
at the northeastern corner of the project area. A concrete-lined French drain also feeds into this cement
culvert.
Drainage 1 can be distinctly separated into two portions, the eastern portion that has been channelized,
and the western portion that appears to be a natural channel. Drainage 2 is located on site throughout
most of the eastern border of the site. Drainage 2 flows in a southerly direction, ultimately draining off
the site into the Otay River. Drainage 3 is the smallest of the three on-site channels, and is located
within the southwestern portion of Village 8 West.
Approximately 0.95 acre of CDFW jurisdictional waters and 0.23 acre of ACOE jurisdictional waters,
including 0.5 acre of wetlands were identified within the project area. The wetlands area is also
protected under the Chula Vista Wetland Protection Program. Approximately 0.07 acre of mulefat scrub
habitat was identified within the off-site improvement area. This mulefat scrub is considered a wetland
under the jurisdiction of the CDFW and is also protected under the wetland protection program.
4. Sensitive Biological Resources
The following discussion summarizes the present, or potentially present, sensitive vegetation
communities, plant species, and wildlife species within the on-site and off-site project areas. Table 5.6-2
provides a summary of California Native Plant Society (CNPS), global and state biological resource
sensitivity rankings used to describe the sensitivity of these resources.
5.6 Biological Resources
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CV EIR 10-03; SCH No. 2010062093 Page 5.6-11
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Table 5.6-2 Summary of California Native Plant Society List, Global and State Sensitivity Rankings
CNPS List Description
List 1A – Presumed Extinct in
California
Thought to be extinct in California based on a lack of observation or detection for many
years.
List 1B – Rare or Endangered in
California
Species that are generally rare throughout their range, and are also judged to be vulnerable
to other threats such as declining habitat.
List 2 - Rare or Endangered in
California, More Common
Elsewhere
Species that are rare in California, but more common outside of California.
List 3 – Need More Information Species that are thought to be rare or in decline but CNPS lacks the information needed to
assign to the appropriate list. In most instances, the extent of surveys for these species is
not sufficient to allow CNPS to accurately assess whether these species should be assigned
to a specific list. In addition, many of the List 3 species have associated taxonomic problems
such that the validity of their current taxonomy is unclear.
List 4 – Plants of Limited
Distribution
Species that are currently thought to be limited in distribution or range whose vulnerability
or susceptibility to threat is currently low. In some cases, as noted above for List 3 species
above, CNPS lacks survey data to accurately determine status in California. CNPS
recommends that species currently included on this list should be monitored to ensure that
future substantial declines are minimized.
List is followed by threat code
(e.g. CNPS List 1B.2)
.1 - Seriously endangered in California (over 80% of occurrences threatened / high degree
and immediacy of threat)
.2 – Fairly endangered in California (20-80% occurrences threatened)
.3 – Not very endangered in California (<20% of occurrences threatened)
Global and State Rankings Description
G1/S1 Critically Imperiled —At very high risk of extinction due to extreme rarity (often 5 or fewer
populations), very steep declines, or other factors.
G2/S2 Imperiled —At high risk of extinction or elimination due to very restricted range, very few
populations, steep declines, or other factors.
G3/S3 Vulnerable —At moderate risk of extinction or elimination due to a restricted range,
relatively few populations, recent and widespread declines, or other factors.
G4/S4 Apparently Secure —Uncommon but not rare; some cause for long-term concern due to
declines or other factors.
G5/S5 Secure —Common; widespread and abundant.
Source: URS 2012
5. Sensitive Vegetation Communities
Sensitive vegetation communities are those that are considered rare within the region, support sensitive
plant and/or wildlife species, or are important in providing connections for wildlife movement. Maritime
succulent scrub and coastal sage scrub occur within the project area, and are both considered a
sensitive vegetation community by USFWS and CDFW because they are limited geographically, support
sensitive species, and are under development pressure throughout their respective ranges. Non-native
grassland is also considered sensitive vegetation under the Chula Vista MSCP. Wetland vegetation types
are regulated as sensitive resources by federal, state and local wetland regulations and include the
freshwater marsh and mulefat scrub vegetation.
5.6 Biological Resources
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CV EIR 10-03; SCH No. 2010062093 Page 5.6-12
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November 2013
6. Sensitive Plant Species
Sensitive plants are defined as any species covered by the Chula Vista MSCP Subarea Plan, including
sensitive species and MSCP narrow endemics, federal and state threatened or endangered plants and
any plant on CNPS List 1-4 (see Table 5.6-2). In total, ten sensitive plant species occur within the project
area and off-site improvement area. Sensitive plant species are described below and identified in Figure
5.6-1.
Coast barrel cactus (Ferocactus viridescens var. viridescens). Approximately 200 individuals of coast
barrel cactus occur within the project site and off-site improvement area. Coast barrel cactus is listed on
CNPS List 2.1 and is a MSCP covered species. Coast barrel cactus is seriously threatened by urbanization,
off-road vehicle activity, and commercial exploitation. It can grow in many different soil types and in
varying habitat, but it is most often found on cliff faces and open areas within coastal sage scrub and
maritime succulent scrub communities. It often makes up a large percentage of the succulent
component within the maritime succulent scrub communities.
Otay Tarplant (Deinandra conjugens). Approximately 3,500 individuals of Otay tarplant occur within the
SPA. Otay tarplant is listed as endangered by CDFW; threatened by USFWS; covered and narrow
endemic under the MSCP; and on CNPS List 1B.1. Otay tarplant is an annual ranging from 25 to 100
inches tall with yellow flower heads, each of which has a characteristic eight to ten ray flowers. Otay
tarplant typically occurs on fractured clay soils with little or no woody shrub cover.
San Diego Marsh Elder (Iva hayesiana). Less than ten individuals of San Diego marsh elder occur within
the project area. San Diego marsh elder is listed on CNPS List 2.2 and is a low-growing, conspicuous
shrub with bright green foliage and gland-dotted leaves that grows below 800 feet and blooms from
April to September. San Diego Marsh Elder grows along creeks or intermittent streambeds with an open
riparian canopy which allows substantial sunlight to reach the marsh elder. San Diego marsh elder is
considered stable but potentially affected by modifications and degradation of coastal drainages in San
Diego County.
South Coast Saltbush (Atriplex pacifica). South coast saltbush occurs within the proposed open space
preserve. South coast saltbush is a CNPS List 1B.2 species and a small annual species with prostrate to
decumbent reddish stems. It grows in xeric, often mildly disturbed locales and occurs on bluffs an d in
coastal scrublands in areas with elevations less than 300 feet AMSL. South coast saltbush is severely
declining throughout its coastal range on the mainland.
Graceful Tarplant (Holocarpha virgata ssp. elongata). A population of approximately 100 graceful
tarplant individuals occurs along the western boundary of Village 8 West. Graceful tarplant is on CNPS
List 4.2 and a strongly scented glandular annual with yellow flower heads. Graceful tarplant is often
abundant where it occurs, usually in mildly disturbed or overgrazed grassland. Since occupied habitat is
usually situated on comparatively level, sparsely vegetated terrain, it is presumed that graceful tarplant
is substantially declining in San Diego County and western Riverside County due to urban development.
Palmer’s Grappling-hook (Harpagonella palmeri). A small population of Palmer’s grappling-hook was
detected within the project area. Palmer’s grappling-hook is on CNPS List 4.2 and is a small and easily
overlooked annual member of the Borage family with distinctive hooked fruit. It occurs in dry sites in
chaparral, coastal scrub and grassland under 3,000 feet. Palmer's grappling hook is declining throughout
Southern California and many historical sites are likely extirpated by urban development and agricultural
disking.
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San Diego sunflower (Viguiera laciniata). San Diego sunflower is a relatively common species in the
coastal sage scrub vegetation community within the project site and off-site improvement area. The San
Diego sunflower is on CNPS List 4.2 and is a yellow-flowered, spring-blooming (January-July), xerophytic
shrub that occurs in coastal sage scrub. San Diego sunflower is declining but still found at hundreds of
locales where it is occasionally a dominant shrub. The species is recommended for de-listing by the
CNPS; due to the fact that it is somewhat common and wide-ranging in San Diego County.
Seaside Calandrinia (Calandrinia maritima). Seaside calandrinia occurs on site, within the open space
preserve. Seaside calandrinia is on CNPS List 4.2 and is an annual with flat spoon-shaped leaves and red
to purple petals. Seaside calandrinia is severely declining in mainland Southern California, and is
approaching extirpation in San Diego County and Orange County. Only a limited number of small sites
are now known from San Diego.
Small-Flowered Morning-Glory (Convulvulus simulans). A small population of small-flowered morning-
glory was in close proximity to the project area, but outside of the SPA and off-site improvement area.
Small-flowered morning-glory is on CNPS List 4.2 and is a diminutive annual found in chaparral openings,
coastal scrubs, and grasslands including non-native grasslands, clay lenses, and serpentine seeps.
Southwestern spiny rush (Juncus acutus ssp. leopoldii). Approximately 50 individuals of southwestern
spiny rush occur within the three drainages in the project area. Southwestern spiny rush is on CNPS List
4.2 and is a relatively common plant associated with moist, saline, or alkaline soils. This species is found
in drainages and wetland areas south of Aqua Hedionda to the Otay River Valley. The sensitivity of this
plant is due to the decline in wetland habitats throughout the county.
7. Sensitive Wildlife Species
Sensitive wildlife species are defined as any species covered by the Chula Vista MSCP Subarea Plan,
including covered species and MSCP narrow endemics and federal and state threatened or endangered
wildlife. In total, ten sensitive wildlife species occur in the project area. These wildlife species are
described below and shown in Figure 5.6-1.
Burrowing Owl. Two active burrows were documented within the project site and three burrowing owls
were detected within the open space preserve. No burrowing owls were detected within the off -site
improvement area; however, the coastal sage scrub, grassland and agricultural habitats are potentially
used by owls as foraging habitat. The burrowing owl is a USFWS bird of conservation concern, a CDFW
species of special concern, and a covered species under the MSCP.
Coastal California gnatcatcher. A single adult male coastal California gnatcatcher was observed within
the open space preserve. Coastal California gnatcatchers were not detected in the off-site areas, but the
coastal sage scrub habitat that occurs within the off-site areas are assumed to be utilized by the
gnatcatcher. The coastal California gnatcatcher is listed as threatened by USFWS, a species of special
concern by CDFW, and is a covered species under the MSCP.
Dulzura California Pocket Mouse (Chaeodipus californicus femoralis). Although no Dulzura California
pocket mice were observed during the surveys, this species is presumed to occur within the coastal sage
scrub and maritime succulent scrub located within the project site and off-site improvement area. The
Dulzura California pocket mouse is a CDFW species of special concern.
Grasshopper Sparrow (Ammodramus savannarum). Grasshopper sparrows were detected within
Village 8 West. This species was not detected in the proposed off-site improvement areas. The
grasshopper sparrow is a CDFW species of special concern and a MSCP covered species.
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CV EIR 10-03; SCH No. 2010062093 Page 5.6-14
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Least Bell’s Vireo (Vireo bellii pusillus). No least Bell’s vireo individuals were observed on or off the
project site; however, the mulefat scrub vegetation located within the off-site facility corridor is
considered suitable least Bell’s vireo habitat. The least Bell's vireo is a USFWS and CDFW endangered
species and a covered species under the MSCP. Least Bell’s vireo is restricted to riparian woodland and is
most frequent in areas that combine an understory of dense young willows or mulefat with a canopy of
tall willows.
Northern Harrier (Circus cyaneus). One northern harrier was observed on site, foraging along the
northern most drainage (Drainage 1). The northern harrier may use on-site areas as breeding habitat
when it is not actively used for agriculture. Breeding activity was not detected on the project area. The
northern harrier is a CDFW species of special concern and a MSCP covered species.
Northwestern San Diego Pocket Mouse (Chaetodipus fallax fallax). Although no Northwestern San
Diego pocket mice were observed during the site surveys, this species is presumed to occur within the
coastal sage scrub and maritime succulent scrub located within the project site and off-site
improvement area. The Northwestern San Diego pocket mouse is a CDFW species of special concern.
Orange-Throated Whiptail (Aspidocelis hyperythrus ssp. beldingi). One individual orange-throated
whiptail was observed on site, within the western portion of the project area. This species was not
observed in the proposed off-site improvement areas. The orange-throated whiptail is a CDFW species
of special concern and a MSCP covered species.
Quino Checkerspot Butterfly. No QCBs were detected during the surveys of the project site and off-site
improvement area. However, patches of the primary larval host plant (dot-seed plantain [Plantago
erecta]) were observed on site (see Figure 5.6-1). The QCB is a USFWS endangered species and a MSCP
covered species.
San Diego Black-tailed jackrabbit (Lepus californicus bennettii). Three San Diego black-tailed jackrabbits
were observed within the project site. This species was not detected in the proposed off-site
improvement areas. The San Diego black-tailed jackrabbit is a CDFW species of special concern.
San Diego Cactus Wren. No San Diego cactus wrens were observed within the project area; however,
one San Diego cactus wren was detected several hundred feet from the southwestern corner of the
project area, outside the off-site improvement area. The San Diego cactus wren is a CDFW species of
special concern, a USFWS bird of conservation concern, and a MSCP covered species.
San Diego Desert Woodrat (Neotoma lepida intermedia). Although no San Diego desert woodrats were
observed, this species is presumed to occur within the coastal sage scrub and maritime succulent scrub
located within the project area and off-site improvement area. This San Diego desert woodrat is a CDFW
species of special concern.
Southern California Rufous-Crowned Sparrow (Aimophila ruficeps canescens). One individual Southern
California rufous-crowned sparrow was observed within the Preserve within the project site. The
Southern California rufous-crowned sparrow is on the CDFW watch list and is a MSCP covered species.
White-tailed Kite (Elanus leucurus). No white-tailed kites were observed within the project area and off-
site improvement area; however, one was detected within the Otay River flood plain in the project
vicinity. Therefore, the white-tailed kite may potentially use the project area as foraging habitat. The
white-tailed kite is a CDFW fully protected species and a MSCP covered species.
5.6 Biological Resources
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CV EIR 10-03; SCH No. 2010062093 Page 5.6-15
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November 2013
5.6.2 Thresholds of Significance
According to the CEQA Guidelines, Appendix G, impacts to biological resources would be significant if
the project would:
■ Threshold 1: Have a substantial adverse effect, either directly or through habitat modifications,
on any species identified as a candidate, sensitive, or special status species in local or regional
plans, policies, or regulations, or by the CDFW or USFWS.
■ Threshold 2: Have a substantial adverse effect on any riparian habitat or other sensitive natural
community identified in local or regional plans, policies, and regulations or by the CDFW or
USFWS.
■ Threshold 3: Have a substantial adverse effect on federally protected wetlands as defined by
Section 404 of the CWA (including, but not limited to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption, or other means.
■ Threshold 4: Interfere substantially with the movement of any native resident or migratory fish
or wildlife species or with established native resident or migratory wildlife corridors, or impede
the use of native wildlife nursery sites.
■ Threshold 5: Conflict with any local policies or ordinances protecting biological resources, such
as a tree preservation policy or ordinance.
■ Threshold 6: Conflict with the provisions of an adopted habitat conservation plan, natural
community conservation plan, or other approved local, regional, or state habitat conservation
plan.
5.6.3 Impact Analysis
A. Threshold 1: Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or regulations, or by
the CDFW or USFWS.
1. Sensitive Plant Species
a. Direct Impacts
Implementation of the project has the potential to result in direct impacts to candidate, sensitive, or
special status plant species through removal or disturbance of habitats from construction activities
involving clearing, grading, re-contouring of topography, earth moving activities and the construction of
buildings, pipelines, and other facilities. Direct impacts to sensitive plant species that would occur from
implementation of the project are discussed below. No direct impact would occur to on-site populations
of small-flowered morning glory, south coast saltbush, and seaside calandrinia because these species
are only located in the Preserve within Village 8 West and would not be directly disturbed. Therefore,
these species are not discussed below.
Coast barrel cactus. Implementation of the project would result in the direct loss of all 200 coast barrel
cactus identified within the project site and off-site improvement area. This impact would be significant.
Otay tarplant. Implementation of the project would result in the direct loss of all 3,500 Otay tarplant
individuals identified within the project area. This impact would be significant.
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CV EIR 10-03; SCH No. 2010062093 Page 5.6-16
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San Diego marsh elder. Implementation of the project would result in the direct loss of all ten San Diego
marsh elder individuals identified within the project area. This impact would be significant.
Other Sensitive Plant Species. Construction activities associated with the project would result in direct
impacts to graceful tarplant, Palmer’s grappling-hook, San Diego sunflower, and southwestern spiny
rush because individuals from these species would be removed during construction. However, impacts
to these species would not be considered significant because the populations of these species are
adequately protected in the Otay Ranch Preserve and are relatively common species in this portion of
the county.
b. Indirect Impacts
Indirect impacts to sensitive plant species communities would result primarily from adverse “edge
effects.” Edge effects may include excess dust or construction-related soil erosion and runoff. Excess
dust from construction work could disrupt short-term plant vitality by clogging reproductive structures.
Long-term indirect impacts on vegetation communities include intrusions by exotic plant species,
continued exposure to agricultural pollutants (fertilizers, pesticides, and herbicides), soil erosion, and
fire. A Preserve Edge Plan was developed for Village 8 West to offset and minimize potential edge
effects within 100 feet of the MSCP Preserve, consistent with adjacency management requirements in
the MSCP. However, indirect impacts to sensitive vegetation communities and plants may still occur and
are considered potentially significant.
2. Sensitive Wildlife Species
a. Direct Impacts
Implementation of the project has the potential to result in habitat loss or disturbance from
construction and operational activities. Loss of habitat may result in direct impacts to the candidate,
sensitive, or special status wildlife species that are dependent on these habitats. Direct impacts to
sensitive wildlife species that would occur from implementation of the project are described below.
Burrowing owl. Occupied burrowing owl habitat and two active burrows in the project area would be
affected by implementation of the project. This impact would be significant.
Cactus wren. Although no cactus wrens were observed on or off site, the project would result in a
potentially significant impact to the cactus wren if this species is detected in suitable habitat during pre-
construction surveys or subsequent construction biological monitoring. The cactus wren occurs in
coastal sage scrub and maritime succulent scrub, which are found on the site and in the off-site
improvement area. The loss of habitat would be significant if the cactus wren is detected before or
during construction.
California gnatcatcher. Habitat for the California gnatcatcher, including coastal sage scrub and maritime
succulent scrub, would be removed upon implementation of the project. The direct loss of California
gnatcatcher habitat would be a significant impact.
Least Bell’s vireo. Although no least Bell’s vireo were observed within the project area or off-site
improvement area, implementation of Village 8 West would result in a potentially significant impact to
least Bell’s vireo if this species is detected in suitable habitat during pre-construction surveys or
subsequent construction biological monitoring. Least Bell’s vireo occurs in mulefat scrub, which is found
in the off-site improvement area. Mulefat scrub, which provides habitat for the least Bell’s vireo, would
5.6 Biological Resources
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November 2013
be removed upon implementation of the off-site access corridor. Loss of this habitat would be a
significant impact if least Bell’s vireo is detected before or during construction.
Orange-throated whiptail. One orange-throated whiptail was observed on the Village 8 West within
coastal sage scrub habitat. Implementation of the project would remove the coastal sage scrub habitat
where the orange-throated whiptail was observed. This impact would be significant.
Quino Checkerspot Butterfly. No QCBs were detected during surveys of the site or the off -site
improvement area. Additionally, no suitable habitat for the QCB is located within the project area or off-
site improvement area. Habitat in the project area, including Category B non-Preserve habitat, Category
B Preserve habitat and planned development areas, are excluded from the QCB habitat suitability
assessment based on regulatory and habitat considerations. Category B habitat includes habitat with
negative survey results for QCB, located within 0.6 mile of a known QCB location. Approximately 60
percent of Category B habitat is proposed for conservation in the MSCP Subarea Plan to supplement
Category A land, which has the highest relative potential to support QCB. However, none of the
conservation area is located on the project site. The project would not result in a significant impact to
QCB due to the absence of this species within the project site or the off-site improvement area and the
lack of suitable habitat for the species.
Raptors. The project would reduce on-site agricultural vegetation, which serves as suitable habitat for
sensitive raptor species including burrowing owl, white-tailed kite and northern harrier. Therefore, the
removal of this vegetation would result in a significant impact. Additionally, impacts to avian species
protected under the MBTA may occur if suitable habitat is removed or impacted during the bird
breeding season (January 15 through August 31). Therefore, impacts related to raptors and breeding
migratory birds would be significant.
Rufous-crown sparrow. Although no rufous-crown sparrow were observed, development of the project
would result in a potentially significant impact to the rufous-crown sparrow if this species is detected in
suitable habitat, including coastal sage scrub and maritime succulent scrub, during pre-construction
surveys or subsequent construction biological monitoring. Suitable habitat for this species would be
removed as a result of the project; therefore, impacts to the rufous-crown sparrow would be significant.
Wildlife Species Not Covered in the MSCP. The project would result in the direct removal of suitable on-
site and off-site habitat for the San Diego black-tailed jackrabbit, including coastal sage scrub, maritime
succulent scrub and grassland habitats. Implementation of the project would result in the direct removal
of suitable on-site and off-site habitat for the Grasshopper sparrow, including grassland and fallow
agricultural lands. Although the San Diego black-tailed jackrabbit and the grasshopper sparrow would be
adversely affected by the loss of these habitats, this impact is less than significant because this species is
still common in the project vicinity. Northwestern San Diego pocket mouse, Dulzura California pocket
mouse, San Diego woodrat, and coast rosy boa were not observed within the project area, but are
typically found in coastal sage scrub habitat and may be impacted by removal of this vegetation on site if
they are present. However, the loss of this habitat would not be considered a significant impact to these
wildlife species due to the relatively small amount affected on a regional scale and the low risk of
endangerment associated with these species. Therefore, impacts to these species would be less than
significant.
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b. Indirect Impacts
Short-term Impacts. Short-term indirect impacts to sensitive wildlife species would occur during
construction activities and would potentially consist of noise, lighting, presence of toxic substances, and
degradation of water quality. Species potentially affected by such activities include, but are not limited
to, California gnatcatchers, northern harrier, burrowing owl, and black-tailed jackrabbits. As discussed in
Section 5.5, Noise, construction equipment would generate noise levels that may affect adjacent
biologically sensitive areas. Construction noise exceeding an average hourly noise level greater than 60
dBA Leq at the location of any occupied habitat areas can indirectly impact sensitive wildlife species by
inhibiting audible communication between potential mates and between parents and offspring.
Construction equipment would have the potential to exceed 60 dBA at a distance of 1,100 feet from the
source. Therefore, construction activities throughout the project site would have the potential to exceed
60 dBA at occupied habitat. Short-term indirect impacts would be considered potentially significant.
Long-term Impacts. Long-term indirect impacts to sensitive wildlife species would occur as a result of
increased human activity in the Preserve and domestic animal predation on listed wildlife species in the
Preserve. Indirect impacts would be considered potentially significant to sensitive species residing in the
Preserve.
B. Threshold 2: Have a substantial adverse effect on any riparian habitat or other
sensitive natural community identified in local or regional plans, policies, and
regulations or by the CDFW or USFWS.
Any removal of a sensitive vegetation community is considered a significant impact because these
habitats have the potential to support sensitive species, including those discussed under Threshold 1 .
Implementation of the project would result in direct impacts to five sensitive vegetation communities,
including freshwater marsh, coastal sage scrub (including disturbed coastal sage scrub), maritime
succulent scrub, mulefat scrub, and non-native grassland. Impacts to sensitive vegetation communities
are identified in Table 5.6-3. Impacts to these vegetation communities would be considered significant.
C. Threshold 3: Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the CWA (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological
interruption, or other means.
1. Direct Impacts
Table 5.6-4 summarizes the impacts to jurisdictional water and wetlands that would occur as a result of
the project. As shown in Table 5.6-4, a total of 0.23 acre of ACOE jurisdictional waters and 0.95 acre of
CDFW jurisdictional channels would be impacted by implementation of the project. Impacts to ACOE
and CDFW jurisdictional waters and channels would be considered significant and would require
mitigation in accordance with the terms and conditions of a Section 404 permit from the ACOE. A
Section 401 Water Quality Certification from the RWQCB would be required to be issued prior to the
project receiving a Section 404 permit. Additionally, impacts to wetlands and channels would be
required to be mitigated in order to be consistent with the city’s wetlands protection program. Impacts
to jurisdictional water and wetlands are considered significant.
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Table 5.6-3 Sensitive Vegetation Community Direct Impacts
Vegetation Type
MSCP
Habitat
Tier(1)
Existing
Acreage
in Entire
Project
Area
Village 8 West SPA Plan
Area (acres) Off-site Improvements (acres)(2)
Off-site
Reservoir
Grading
Area
(Impact
Area 6)
Total
(Impact
Areas 1-6)
(acres) Village 8 West SPA Development Area and Fuel Modification Zone (Impact Area 1) Conserved Habitat Area (Preserve) Off-site Planned and Future Facilities with Planned Active Recreation Area (Impact Area 2) Off-site Planned Facilities Permanent Impacts within MSCP Preserve (Impact Area 3) Off-site Future Facilities Permanent Impacts within MSCP Preserve (Impact Area 4) Temporary(3) Construction Impacts within MSCP Preserve (Impact Area 5) Maritime
Succulent Scrub I 1.05 0.56 0 0 0.17 0.08 0.24 0 1.05
Coastal Sage
Scrub II 29.97 15.14(5) 14.83 0 0 0 0.01 0 15.15
Disturbed Coastal
Sage Scrub II 19.99 19.83 0 0.16 0 0 0 0 19.99
Non-Native
Grassland III 0.81 0.62 0 0.19 0 0 0 0 0.81
Agriculture
Land(4) IV 229.55 223.31 0.70 0 0.39 0.19 0.39 4.57 228.85
Developed(4) IV 10.21 10.07 0.09 0.05 0 0 0 0 10.12
Disturbed
Vegetation(4) IV 15.37 15.36 0 0.01 0 0 0 0 15.37
Freshwater
Marsh wetland 0.05 0.05 0 0 0 0 0 0 0.05
Mulefat Scrub wetland 0.07 0 0 0 0 0.01 0.06 0 0.07
Grand Total 307.08 284.94 15.62 0.41 0.56 0.28 0.70 4.57 291.46
(1) Sensitive habitats are identified as Tier I, Tier II, or Tier III in the Chula Vista MSCP Subarea Plan. Impacts to these vegetation types are
considered significant. Wetland habitat types are not covered by the MSCP Tier classification system; however, impacts to these wetland
vegetation types are considered significant.
(2) Off-site planned facilities include the sewer lateral and paved access road, and off-site future facilities includes a storm drain pipeline with
associated drainage outfall/energy dissipater structure and pedestrian trail with post and rail fencing along the trail alignment.
(3) Construction would result in direct impacts to these areas; however, impact would be temporary because habitat would be replaced following
construction.
(4) These habitats are not considered sensitive and impacts to these habitats are not significant.
(5) Includes 0.26 acre in fuel modification zone.
Source: URS 2012
5.6 Biological Resources
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Table 5.6-4 Impacts to Jurisdictional Waters and Wetlands
ACOE Jurisdictional Water CDFW Jurisdictional Channels
Length
(feet)
Width
(feet)
Area
(square
feet)
Area
(acres)
2:1
Mitigation
Ratio
(acres)
Length
(feet)
Width
(feet)
Area
(square
feet)
Area
(acres)
2:1
Mitigation
Ratio
(acres)
On-site Area
Drainage 1 -
Jurisdictional Water 1,828 1-3 3,644 0.08 0.16 1,828 4-6 9,996 0.23 0.46
Drainage 1 - Wetland 726 3 2,178 0.05 0.1 726 3 2,178 0.05 0.1
Drainage 2 -
Jurisdictional Water 2,953 1 2,953 0.07 0.14 2,953 8 22,651 0.52 1.04
Drainage 3 -
Jurisdictional Water 1,403 1 1,403 0.03 0.06 1,403 2.5 3,508 0.08 0.16
Off-site Improvement Area
Storm Drain Outfall -
Wetland 0 0 0 0 0 0 0 3,050 0.07 0.14
Total 6,910 10,178 0.23 0.46 6,910 41,383 0.95 1.90
Note: Numbers may be off due to rounding.
Source: URS 2012
2. Indirect Impacts
Indirect adverse effects to ACOE and CDFW jurisdictional waters and channels that would potentially
occur as a result of the project include increased runoff, sedimentation, erosion, and invasive exotic
plant introduction. However, any potential indirect impact to jurisdictional waters would be reduced to
below significant levels through compliance with the drainage and hydromodification design features
outlined in the water quality, drainage, and hydromodification reports prepared for Village 8 West
(Appendices K1 through K3), including compliance with the Chula Vista Development Storm Water
Manual requirements and a project specific Storm Water Pollution Prevention Plan (SWPPP). Additional
information on these requirements is provided in Section 5.11, Hydrology and Water Quality.
The Village 8 West Water Quality Technical Report outlines the post-construction water quality
requirements and related BMPs to be implemented during the operation of the project. Implementation
of the drainage and hydromodification design features identified in these plans and compliance with
existing regulations, would reduce potential indirect impacts to areas downstream of Village 8 West to
less than significant.
D. Threshold 4: Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native resident or
migratory wildlife corridors, or impede the use of native wildlife nursery sites.
Village 8 West currently supports a wildlife movement for California gnatcatcher and cactus wren.
Installation of underground utilities in the MSCP Preserve would result in temporary construction
impacts related to wildlife movement, but would not interfere with wildlife movement over the long
term. Wolf Canyon would not be isolated by development of the project and the continuity of suitable
wildlife habitat associated with the adjacent east-west trending Otay River Valley and Rock Mountain
open space would continue to be protected by the MSCP, Otay Ranch GDP, and Otay Ranch RMP.
Therefore, the project would not interfere substantially with the movement of fish or wildlife species,
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established native or migratory wildlife corridors, or no wildlife nursery sites and impacts to wildlife
corridors would be less than significant.
E. Threshold 5: Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or ordinance, and
Threshold 6: Conflict with the provisions of an adopted habitat conservation
plan, natural community conservation plan, or other approved local,
regional, or state habitat conservation plan.
1. Consistency with Chula Vista MSCP Subarea Plan and Otay Ranch Resource Management Plan
The project design is consistent with the MSCP Subarea Plan and the Otay Ranch RMP through specific
adherence to conditions of coverage and mitigation/conveyance requirements for covered projects, as
defined in the Chula Vista MSCP, Section 7.6 and the Otay Ranch RMP. The planned and future facilities
that are located within the Preserve were designed to minimize impacts to covered habitats and species
by following the MSCP Siting Criteria.
The Otay Ranch RMP and the Otay Ranch Preserve were the primary basis for CEQA mitigation of
biological impacts identified in the Otay Ranch GDP Program EIR. The RMP includes conveyance
procedures for dedicating parcels of land to the Otay Ranch Preserve and for determining the
proportionate share for each village. The Otay Ranch GDP identified that the entire Otay Ranch GDP
area contained 9,575 developable acres. The estimated conveyance obligation of 11,375 acres to the
Otay Ranch Preserve would be met on a village-by-village basis. The conveyance ratio for all
development is 1.188 acres for each acre of project area, less common areas, including schools, parks,
and roadways. The project would have significant impact related to biological resources management
unless the Otay Ranch Preserve is established concurrently with development in accordance with
provisions of the Chula Vista MSCP and Otay Ranch RMP.
Village 8 West is located within the area designated for development under the Otay Ranch RMP and
the Chula Vista MSCP Subarea Plan, with the exception of the off-site component that would traverse
through designated preserve areas. The off-site facilities component includes the construction of a
sewer lateral and associated access road (planned facilities) and a storm drain pipeline and a pedestrian
trail (future facilities) within the MSCP Preserve. Land use compatibility with the MCSP Preserve area is
further described in Section 6.0, Land Use Consideration in the Preserve, of the Chula Vista MSCP
Subarea Plan. Project components located within the Preserve are subject to the facilities siting criteria
contained in Section 6.3.3.4 of the Subarea Plan. Compliance with the facilities siting criteria ensures
that impacts to the Preserve have been minimized to the maximum extent practical. The following
section provides an analysis of the facilities siting criteria relative to the project’s off-site planned and
future facilities components.
a. Planned and Future Facilities/Siting Criteria within the Preserve (Chula Vista MSCP Subarea Plan
Sections 6.3.3, 6.3.3.1, 6.3.3.4)
The proposed off-site improvements support a covered project and are allowed in the Preserve under
the Chula Vista MSCP Subarea Plan, subject to the siting criteria identified in Sections 6.3.3, 6.3.3.1, and
6.3.3.4. The following is an analysis of the facilities siting criteria relative to the project’s off-site
improvements.
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(a) Such facilities will be located in the least environmentally sensitive location feasible, and use
existing roads, trails and other disturbed areas, including use of the active recreation areas in the Otay
River Valley, as much as possible (except where such areas are occupied by the QCB). Facilities should
be routed through developed or developing areas where possible. If no other routing is feasible,
alignments should follow previously existing roads, easements, rights of way, and disturbed areas,
minimizing habitat fragmentation.
The off-site facilities would be co-located within a single right-of-way to minimize habitat fragmentation
and impacts to sensitive species. Co-location of the two utilities reduce the corridor width to 30 feet
wide, instead of the standard width of 20 feet typically required for each facility. The paved access road
associated with the planned sewer lateral would be used to not only access the storm drain pipeline but
would also serve as the future pedestrian trail connection to the Otay Valley Regional Park. As a result, a
separate right-of-way would not be required for the construction of the pedestrian trail. Temporary
impacts associated with the construction of the project’s off-site facilities component would be
addressed pursuant to a revegetation plan required as part of mitigation for direct impacts to sensitive
species. The plan is subject to the oversight and approval of the Development Services Director (or their
designee). Therefore, this criterion has been satisfied.
(b) Such facilities shall avoid, to the maximum extent practicable, impacts to covered species and
wetlands, and will be subject to the provisions, limits, and mitigation requirements for narrow
endemic species and wetlands pursuant to Section 5.2.3 and 5.2.4 of the Subarea Plan.
The off-site facilities have been co-located within a single alignment and clustered with existing facilities
to minimize impacts to sensitive species and their habitats. Given the relatively even distribution of
coastal sage scrub, maritime succulent scrub, and non-native grasslands located along the southern
boundary of Village 8 West, moving the alignment further east or west would not substantially reduce
impacts to these habitat communities and the sensitive species that they support. Although sensitive
habitat communities would not be entirely avoided, the majority of the off -site facilities alignment have
been sited through less biologically sensitive agricultural areas and designated active recreation
development areas.
Impacts to sensitive species, their potential habitats and wetlands were minimized by co-locating the
facilities and minimizing the extent of the construction footprint. The proposed alignment avoids direct
impacts to narrow endemic species. All temporarily disturbed areas associated with the construction of
the off-site components would be revegetated. Therefore, this criterion has been satisfied.
(c) Where roads cross the Preserve, they should provide for wildlife movement in areas that are
graphically depicted on and listed in the MSCP Subregional Plan generalized core biological resource
areas and linkages map as a core biological area or a regional linkage between core biological areas.
All roads crossing the Preserve should be designed to result in the least impact feasible to covered
species and wetlands. Where possible at wildlife crossings, road bridges for vehicular traffic rather
than tunnels for wildlife use will be employed. Culverts will only be used when they can achieve the
wildlife crossing/movement goals for a specific location. To the extent feasible, crossings will be
designed as follows: the substrate will be left in a natural condition or revegetated if soils engineering
requirements force subsurface excavation and vegetated with native vegetation if possible; a line-of-
sight to the other end will be provided; and if necessary, low-level illumination will be installed in the
tunnel.
The off-site facility would include a permanent access road and pedestrian trail that would be paved
with concrete or asphalt. The access road would not impede a major regional wildlife linkage and
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culverts would not be required within the Preserve. In addition, the post and rail fence associated with
pedestrian trail would be designed and constructed to allow for continued wildlife movement through
this area. By co-locating the facilities within a minimal width construction right-of-way and revegetating
areas affected by temporary construction disturbance, these linear facilities would not impede wildlife
movement. Redundant facilities through the Preserve would be avoided. The proposed off-site facilities
would not include lighting that may indirectly impact wildlife. The remainder of the Otay River Valley,
south of the proposed off-site facilities, would also be available for wildlife movement. Therefore, this
criterion has been satisfied.
(d) To minimize habitat disruption, habitat fragmentation, impediments to wildlife movement and
impact to breeding areas, road and/or right-of-way width shall be narrowed from existing City design
and engineering standards, to the maximum extent practicable. In addition, roads shall be located in
lower quality habitat or disturbed areas to the maximum extent practicable.
The design of the paved access road has been narrowed to 12 feet wide from the original design of 25
feet wide and would be used for both sewer and storm water facilities, thus avoiding redundant access
roads through the Preserve and minimizing impacts to wildlife habitats. The inclusion of the pedestrian
trail would not cause additional habitat impacts, as the trail throughway would overlap the paved access
road.
Given the relatively even distribution of coastal sage scrub, maritime succulent scrub, and non-native
grasslands located along southern boundary of the project site, moving the access road/pedestrian trail
east or west would not substantially reduce impacts to sensitive habitat communities and the sensitive
species that they support. While these sensitive habitat communities cannot be avoided, the majority of
the off-site facilities alignment would be sited through less sensitive agricultural, disturbed, and
developed areas. Therefore, this criterion has been satisfied.
(e) Impacts to covered species and habitats within the Preserve resulting from construction of future
facilities will be evaluated by the city during project review and permitting. The city may authorize
“take” for impacts to covered species and habitats resulting from construction of future facilities
located outside the Preserve, pursuant to the Chula Vista MSCP Subarea Plan and consistent with the
facility siting criteria in this section.
The off-site storm drain facilities and the pedestrian trail are considered future facilities under the Chula
Vista MSCP Subarea Plan. Impacts to sensitive species and habitats in the Preserve would be minimized
by co-locating the trail, storm drain, and sewer facilities within a single 30-foot permanent corridor
within a 50-foot temporary construction right-of-way though the Preserve. Sensitive species potentially
utilizing the area include California gnatcatcher, burrowing owl, cactus wren, and least Bell’s vireo.
Therefore, mitigation for potential impacts to sensitive species is required to satisfy this criterion.
(f) The city may authorize "take" for impacts to covered species resulting from construction of future
facilities located within the Preserve, subject to a limitation of two acres of impact for individual
projects and a cumulative total of 50 acres for all future facilities. Wildlife agency concurrence will be
required for authorization of take for any impacts to covered species and habitat within the Preserve
that exceed two acres that may result from construction of any individual future facility. Wildlife
agency concurrence will be required for authorization of take for impacts to covered species and
habitat within the Preserve that exceed 50 acres that may result from all future facilities combined.
The total permanent impact to covered habitat associated with the development of the future facilities
would be 0.09 acre (see Table 5.6-3), which is consistent with the two acre per project limitation.
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Cumulative deductions from the City's 50-acre allotment for future facilities, including deductions for
Villages 2, 3, 4, 11, and Village 8 West total 0.68 acres Temporary impacts would be addressed through
revegetation and are not subject to the acreage limitations for future facilities. This criterion has been
satisfied.
(g) Planned and future facilities must avoid impacts to covered narrow endemic species and the Quino
checkerspot butterfly to the maximum extent practicable. When such impacts cannot be avoided,
planned and future facilities located within the Preserve are subject to the provisions of Section 5.2.3.6
of the Chula Vista MSCP Subarea Plan. Impacts to Quino checkerspot butterfly that will result from
construction of planned and future facilities within the Preserve are subject to the provisions of
Section 5.2.8 of the Chula Vista MSCP Subarea Plan.
Based on the survey results, no narrow endemic species were observed within the off-site planned and
future facilities alignment. Likewise, results for updated QCB surveys that were conducted for the
alignment were negative. Therefore, consistent with Section 5.2.8 of the Chula Vista MSCP Subarea Plan,
Village 8 West as designed would avoid impacts to sensitive narrow endemic species and QCB, and this
criterion is satisfied.
b. Additional Measures (MSCP Subarea Plan Section 5.2.8.1)
In accordance with Section 5.2.8.1 of the MSCP Subarea Plan, infrastructure projects constructed within
the Preserve will be subject to the following sequence of measures to avoid and minimize impacts to
QCB and QCB habitat.
(a) A habitat assessment will be conducted in potential facility locations as part of the project siting
and design process.
Multiple habitat assessments have been conducted within the off-site alignment within the Preserve.
URS biologists conducted biological surveys of the off-site improvement area in May, June, and July
2008, June and July 2009, and May and June 2010. The results of these surveys are summarized in
Section B, Biological Surveys, under Existing Conditions. Therefore, this criterion has been satisfied.
(b) Quino checkerspot butterfly surveys will be conducted in appropriate habitat by a qualified
biologist in accordance with the most recent survey protocol adopted by the USFWS.
Surveys for the QCB using current USFWS protocol were conducted in 2009 and 2010. No QCBs were
detected during these surveys. Therefore, this criterion has been satisfied.
(c) If Quino checkerspot butterfly are observed within the project area, the project will be designed to
avoid impacts to Quino checkerspot butterfly habitat to the maximum extent practicable.
No QCBs were observed within or adjacent to the off-site alignments, and no avoidance is required.
Therefore, this criterion has been satisfied.
(d) The following avoidance criteria will be applied specifically to Preserve Habitat-Category A areas
located east of SR 125.
The off-site alignment is located west of SR-125; therefore, this criterion is not applicable to the project.
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(e) For construction in areas adjacent to occupied habitat, dust control measures (i.e., watering) will
be applied during grading activities.
No occupied habitat has been found adjacent to the off-site alignments; however, suitable habitat exists
in the vicinity. Air quality dust control measures and previously adopted air quality mitigation measures
from the Otay Ranch GDP PEIR would be implemented during project construction (see Section 5.4, Air
Quality), which would minimize indirect impacts to sensitive biological resources.
(f) As part of the overall Preserve management strategy, a weed control program will be established
for all water/sewer line access roads built through potential Quino checkerspot butterfly habitat. This
will include road construction using a concrete-treated base material with aggregate rock to prevent
vegetation growth on the road surface, while allowing sufficient percolation to minimize flows. The
zone of influence to be subject to the weed control program will be determined by the City Habitat
Manager based on site-specific conditions.
No occupied habitat has been found adjacent to the off-site alignments; however, suitable habitat exists
in the vicinity. The off-site access road has been designed to be consistent with this requirement. The
access road/pedestrian trail would be 12 feet wide and constructed of concrete or asphalt. The areas on
either side would contain aggregate to minimize vegetation growth. Therefore, this criterion has been
satisfied.
c. Implementation Criteria/Assurances
Table 6-1 of the MSCP Subarea Plan identifies implementation criteria/assurances for planned facilities.
The off-site sewer lateral and access road are associated with the Salt Creek Intercept/Otay Trunk
Sewer. These implementation criteria/assurances include the following:
(a) Siting of these sewer facilities is subject to the Otay Ranch RMP Phase 1 Policy 6.6 and the Otay
Ranch RMP Infrastructure Plan, Section 6.0; and Otay Ranch RMP Phase 2 Conceptual Infrastructure
Plan.
The development associated with the off-site facilities in the Preserve is consistent with the Otay Ranch
RMP Phase 2 Conceptual Infrastructure Plan in that Village 8 West has been sited primarily in
development, disturbed and/or low quality agricultural areas to the extent practicable, temporary
impacts to Diegan coastal sage scrub and maritime succulent scrub would be mitigated, potential
impacts to sensitive wildlife species would be mitigated, erosion control would implemented through
the BMPs required by the project-specific SWPPP (see Section 5.11, Hydrology and Water Quality), and
wetland impacts would be minimized through site design. Therefore, this criterion has been satisfied.
(b) BMPs will be used to design and maintain these facilities.
Prior to issuance of land development permits, including clearing or grubbing and grading and/or
construction permits, the applicant would prepare a SWPPP to the satisfaction of the City Engineer. The
BMPs contained in the SWPPP shall include, but are not limited to, silt fences, fiber rolls, gravel bags,
and soil stabilization measures such as erosion control mats and hydro -seeding. Therefore, this criterion
has been satisfied.
(c) Sewer lines will be sited to avoid mitigation sites created as mitigation for other projects.
No mitigation sites are known to occur within the immediate vicinity of the off-site alignments;
therefore, this criterion has been satisfied.
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(d) Maintenance access roads related to these sewer facilities will be sited to avoid to the maximum
extent practicable impacts to covered species and habitats, including covered narrow endemic species,
pursuant to the facilities siting criteria in Section 6.3.3.4 of the Chula Vista MSCP Subarea Plan.
A new access road/trail will be constructed in conjunction with the off-site component that will provide
access to utility infrastructure. The design of the access road has been narrowed to 12 feet wide from
the original design of 25 feet wide. This access road would also be used to access the storm water
facilities, thus avoiding redundant access roads through the Preserve and minimizing impacts to wildlife
habitats. No narrow endemic species are located within the access road footprint. Therefore, this
criterion has been satisfied.
(e) Through the Otay River Valley where existing unpaved roads will be utilized, road widths will be
limited to 20 feet. Maintenance access roads will be constructed as follows: access roads will be
constructed of concrete-treated base material with aggregate rock to minimize frequency of
maintenance; where access roads exceed a 5 percent grade, concrete or asphalt may be permitted to
ensure maintenance vehicle traction; here cross-drainage occurs, concrete aprons may be permitted to
minimize erosion.
The proposed access road would be constructed in association with the off-site sewer lateral. The design
of the access road has been narrowed to 12 feet wide from the original design of 25 feet wide. This
access road would also be used to access the storm water facilities, thus avoiding the need to construct
redundant access roads through the Preserve and minimizing impacts to wildlife habitats. Therefore,
this criterion has been satisfied.
(f) Temporary impacts related to these sewer facilities will be revegetated pursuant to Section 6.3.3.5
of the Chula Vista MSCP Subarea Plan.
All temporary impacts resulting from the off-site alignments would be revegetated; therefore, this
criterion has been satisfied.
(g) Public access to finger canyons associated with the primary canyons involving these facilities will
be limited, pursuant to the Otay River Valley Framework Management Plan, Section 7.6.3 of the Chula
Vista MSCP Subarea Plan.
The proposed pedestrian trail connection to Otay Valley Regional Park will include signage and lodge
pole fencing along the trail throughway to direct pedestrian traffic along designated trail routes and
discourage public access to potentially sensitive habitat areas. Access connecting the Village 8 West
development area to future Otay Valley Regional Park trail connections to the south would be restricted
using gates, fences, and signs, until the Otay Valley Regional Park trail system has been completed in this
area. Therefore, this criterion has been satisfied.
d. Adjacency Management
In accordance with Policy 7.2 of the Otay Ranch RMP II, a Preserve Edge Plan was developed for Village 8
West, and addresses adjacency issues such as drainage, contaminants, invasive species, lighting and
noise, and measures to minimize impacts to the adjacent habitats. The Preserve edge is located within
the SPA and consists of a 100-foot buffer strip of land adjacent to the Preserve.
In accordance with the Otay Ranch GDP and Otay Ranch RMP, a draft agricultural plan was developed to
discuss the phased elimination of agricultural activities on site. Grazing and dry farming are the only
activities currently permitted on the Village 8 West site. The plan also includes measures to reduce
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agricultural impacts such as requiring a minimum 200-foot buffer between agricultural operations and
developed areas, the use of vegetation to shield development within at least 400 feet from areas where
pesticide may be applied, fencing off of areas for safety/security, and preliminarily notifying local
residents of any pesticide use.
A fire protection plan was developed to address fire safety for Village 8 West, and outlines fire response
strategies, fire prevention strategies, and fire potential in relation to the native habitat along the
southern edge of the project site, in the Preserve. This document also outlines fuel modification
specifications for vegetation, including acceptable plant lists. The fuel modification zone does not
encroach into the Preserve located adjacent to the southern edge of the Village 8 West development
area, as shown in Figure 3-13. Additionally, the fuel modification zone does not extend beyond the
western edge of Planning Areas A and E and would not encroach on the Preserve located west of these
planning areas.
To further reduce indirect impacts to sensitive vegetation communities as a result of edge effects from
development, the following directives are included in the SPA Plan and are required to be implemented
accordingly:
1. No invasive, non-native plant species shall be introduced into areas within 100 feet of the
Preserve. All slopes adjacent to the Preserve shall be planted with native species that are
consistent with the adjacent native habitat. The edge plan includes plant lists that can and
cannot be used in the revegetation of natural areas.
2. All agricultural uses, including animal-keeping activities, and recreational uses that use
chemicals or general by-products such as manure, potentially toxic to sensitive habitats or
plants need to incorporate methods on site to reduce impacts caused by the application and/or
drainage of such material into preserve areas.
3. A 100 foot buffer would be installed around the edge of the preserve areas. This buffer is not
part of the Preserve, but is a privately or publicly owned area included in lots within the urban
portion of Otay Ranch. This buffer may include the fuel modification zones.
4. An on-site detention basin would be installed to control the post-development peak storm
water runoff discharge rates and velocities prior to discharging project flows into Wolf Canyon.
This is consistent with city storm water management plans and the MSCP’s adjacency
management guidelines related to reducing the potential for erosion and protecting
downstream habitat.
These documents are incorporated into the SPA Plan and were prepared to address the relevant
adjacency management guidelines including, but not limited to, access control, noise, drainage, lighting,
buffers/brush management, and toxic substances. Implementation of the design features contained in
these documents would reduce short and long-term indirect impacts associated with Village 8 West to a
level below significance.
2. Consistency with Chula Vista General Plan Policies
Table 5.6-5 evaluates the consistency of the project with the applicable General Plan policies. As shown,
the project would be consistent with the General Plan policies that pertain to biological resources.
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Table 5.6-5 Project Consistency with Applicable General Plan Biological Resource Policies
Applicable Policies Evaluation of Consistency
Objective E 1: Conserve Chula Vista’s sensitive biological
resources.
Policy E 1.1: Implement the Chula Vista MSCP Subarea Plan.
Consistent. The project would be consistent with the Chula
Vista MSCP Subarea Plan.
3. Consistency with General Development Plan Policies
Table 5.6-6 evaluates the consistency of the project with the applicable GDP policies. As shown, the
project would be consistent with the GDP policies that pertain to biological resources.
Table 5.6-6 Project Consistency with Applicable GDP Biological Resource Policies
Applicable Policies Evaluation of Consistency
Part II, Chapter 10 – Resource Protection, Conservation and Management
Goal: Establishment of an open space system that will become
a permanent preserve dedicated to the protection and
enhancement of the biological, paleontological, cultural
resources (archaeological and historical resources), flood plain,
and scenic resources of Otay Ranch, the maintenance of long-
term biological diversity, and the assurance of the survival and
recovery of native species and habitats within the preserve,
and to serve as the functional equivalent of the County of San
Diego Resource Protection Ordinance.
Objective: Identify sensitive and significant biological, cultural,
paleontological, agricultural, and scenic resources within Otay
Ranch that require protection and/or management.
Objective: Preserve sensitive and significant biological,
cultural, paleontological, flood plain, visual, and agricultural
resources.
Consistent. Prior to recordation of each final map the applicant
shall convey land within the Otay Ranch Preserve to the Otay
Ranch Preserve Owner Manager or its designee at a ratio of
1.188 acres for each acre of development area, as defined in
the Otay Ranch RMP. A biological resource technical report
was prepared for the project. Mitigation measures 5.6-1
through 5.6-19 were identified to reduce the project’s impact
on biological resources to a less than significant level.
Objective: Enhance, restore, and re-establish sensitive
biological resources (species and habitats) in disturbed areas
where the resources either formerly occurred or have a high
potential for establishment.
Coastal sage scrub, maritime succulent scrub, and jurisdictional
wetlands/waters would be restored off site within the Otay
Ranch Preserve in the project vicinity (Otay River Valley)
consistent with the Otay Ranch RMP and MSCP Subarea Plan.
Objective: Establish functional connections for on-site
resources and integrate the Preserve into a larger regional
system.
The proposed development pattern is consistent with the
MSCP Preserve boundary. On-site biological habitat being
conserved in the Preserve would contribute to wildlife
movement function associated with the Otay River Valley.
Objective: Effectively manage the preserve to protect,
maintain, and enhance resources in perpetuity.
Preserve land would be maintained and preserved in
accordance with the RMP.
Objective: Identify permitted land uses within the preserve. Uses of the preserve area in Village 8 West would be subject to
the regulations of the Otay Ranch RMP and MSCP Subarea
Plan. Adjacent uses would also be subject to the Preserve Edge
Plan.
Objective: Identify allowable uses within appropriate land use
designations for areas adjacent to the preserve.
The SPA Plan proposes the lowest density development in the
project area, adjacent to the Preserve, and adjacent
development would be required to comply with the Preserve
Edge Plan to ensure that adjacent land uses are compatible
with the Preserve.
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5.6.4 Level of Significance Prior to Mitigation
A. Sensitive Plant and Wildlife Species
Implementation of the project would result in significant direct and indirect impacts to several sensitive
species, including coast barrel cactus, Otay tarplant, San Diego marsh elder, California gnatcatcher, least
Bell’s vireo, cactus wren, rufous-crown sparrow, orange-throated whiptail, burrowing owl, raptors and
breeding migratory birds.
B. Riparian Habitat and Other Sensitive Natural Communities
The project would result in significant direct impact to coastal sage scrub, disturbed coastal sage scrub,
maritime succulent scrub, non-native grasslands, mule fat scrub, and freshwater marsh habitat, as
shown in Table 5.6-3.
C. Federally Protected Wetlands
Prior to mitigation, ACOE regulated jurisdictional waters and CDFW jurisdictional channels would be
significantly impacted by development of the project.
D. Wildlife Movement Corridors and Nursery Sites
The project would not result in potentially significant impacts related to wildlife corridors and no
mitigation is required.
E. Local Policies, Ordinances, HCP and NCCP
The project would have the potential to result in impacts to sensitive species that would conflict with
Chula Vista MSCP Subarea Plan. Additionally, the project would have significant impacts related to
biological resources management unless the Otay Ranch regional open space is preserved proportionally
and concurrently with development, in accordance with the provisions of the city MSCP Subarea Plan
and the Otay Ranch RMP.
5.6.5 Mitigation Measures
A. Sensitive Plant and Wildlife Species
The following mitigation measures, mitigation measures 5.4-1 through 5.4-3 in Section 5.4, Air Quality,
mitigation measures 5.11-1 through 5.11-5 in Section 5.11, Hydrology and Water Quality, and mitigation
measures 5.6-17 through 5.6-19 related to MSCP compliance have been identified to reduce impacts to
sensitive plant and wildlife species associated with the project to below a level of significance.
5.6-1 Maritime Succulent Scrub Restoration Plan. Prior to the issuance of any land development
permits (including clearing and grubbing or grading permits) the applicant shall prepare a
restoration plan to restore impacted maritime succulent scrub at 1:1 ratio, pursuant to the Otay
Ranch Resource Management Plan. A total of 1.05 acres of maritime succulent scrub will
require restoration 1.05 acres of maritime succulent scrub. The restoration plan shall include, at
a minimum, an implementation strategy; species salvage and relocation, appropriate seed
mixtures and planting method; irrigation; quantitative and qualitative success criteria;
maintenance, monitoring, and reporting program; estimated completion time; and contingency
measures. The maritime succulent scrub restoration shall be prepared by a city-approved
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City of Chula Vista
November 2013
biologist pursuant to the Otay Ranch Resource Management Plan restoration requirements. The
applicant shall also be required to implement the revegetation plan subject to the oversight and
approval of the Development Services Director (or their designee).
5.6-2 Resource Salvage Plan. Prior to issuance of land development permits, including clearing or
grubbing and grading permits, the applicant shall prepare a resource salvage plan for areas with
salvageable resources, including, but not limited to, Otay tarplant, a Chula Vista narrow endemic
species, Plantago erecta (Quino checkerspot butterfly larval host plant), coast barrel cactus, and
San Diego sunflower. The resource salvage plan shall, at a minimum, evaluate options for plant
salvage and relocation, including native plant mulching, selective soil salvaging, application of
plant materials on manufactured slopes, and application/relocation of resources within the
Preserve. Relocation efforts may include seed collection and/or transplantation to a suitable
receptor site and will be based on the most reliable methods of successful relocation. The
program shall contain a recommendation for method of salvage and relocation/application
based on feasibility of implementation and likelihood of success. The program shall include, at a
minimum, an implementation plan, maintenance and monitoring program, estimated
completion time, and any relevant contingency measures. The resource salvage plan shall be
prepared by a city-approved biologist. The applicant shall also be required to implement the
resource salvage plan subject to the oversight of the Development Services Director (or their
designee).
5.6-3 Coastal California Gnatcatcher, Coastal Cactus Wren, and Least Bell’s Vireo Pre-Construction
Survey. For any work proposed between February 15 and September 15 (March 1525 and
September 15 for least Bell’s vireo), a pre-construction survey for the coastal California
gnatcatcher, coastal cactus wren, and least Bell’s vireo shall be performed in order to reaffirm
the presence and extent of occupied habitat. The pre-construction survey area for the species
shall encompass all potentially suitable habitat within the project work zone, as well as a 300-
foot survey buffer. The pre-construction survey shall be performed to the satisfaction of the
Development Services Director (or their designee) by a qualified biologist familiar with the Chula
Vista Multiple Species Conservation Program Subarea Plan. The results of the pre-construction
survey must be submitted in a report to the Development Services Director (or their designee)
for review and approval prior to the issuance of any land development permits and prior to
initiating any construction activities. If California gnatcatcher, cactus wren or least Bell’s vireo is
detected, a minimum 300-foot buffer delineated by orange biological fencing shall be
established around the detected species to ensure that no work shall occur within occupied
habitat from February 15 through August 15 for Coastal California gnatcatcher and cactus wren,
and March 15 through September 15 for least Bell’s vireo. On-site noise reduction techniques
shall be implemented to ensure that construction noise levels not exceed 60 dBA Leq at the
location of any occupied sensitive habitat areas. The Development Services Director (or their
designee) shall have the discretion to modify the buffer width depending on site-specific
conditions. If the results of the pre-construction survey determine that the survey area is
unoccupied, the work may commence at the discretion of the Development Services Director (or
their designee) following the review and approval of the pre-construction report.
5.6-4 Burrowing Owl Pre-Construction Survey. Prior to issuance of any land development permits
(including clearing and grubbing or grading permits), the applicant shall retain a city-approved
biologist to conduct focused pre-construction surveys for burrowing owls. The surveys shall be
performed no earlier than 30 days prior to the commencement of any clearing, grubbing, or
grading activities. If occupied burrows are detected, the city-approved biologist shall prepare a
5.6 Biological Resources
Otay Ranch Village 8 West EIR
CV EIR 10-03; SCH No. 2010062093 Page 5.6-31
City of Chula Vista
November 2013
passive relocation mitigation plan subject to the review and approval by the wildlife agencies
and city including any subsequent burrowing owl relocation plans to avoid impacts from
construction-related activities.
5.6-5 Revegetation Plan. Prior to issuance of land development permits, including clearing, grubbing,
grading and construction permits, the applicant shall provide a revegetation plan to restore 0.7
acre of temporary impacts associated with off-site planned and future facilities. The
revegetation plan must be prepared by a qualified city-approved biologist familiar with the
Chula Vista Multiple Species Conservation Program Subarea Plan and must include, but not be
limited to, an implementation plan; appropriate seed mixtures and planting method; irrigation
method; quantitative and qualitative success criteria; maintenance, monitoring, and reporting
program; estimated completion time; and contingency measures. The applicant shall be
required to prepare and implement the revegetation plan subject to the oversight and approval
of the Development Services Director (or their designee).
5.6-6 Biological Construction Monitoring. Prior to issuance of land development permits, including
clearing or grubbing and grading and/or construction permits for any areas adjacent to the
Preserve and the off-site facilities located within the Preserve, the applicant shall provide
written confirmation that a city-approved biological monitor has been retained and shall be on
site during clearing, grubbing, and/or grading activities. The biological monitor shall attend all
pre-construction meetings and be present during the removal of any vegetation to ensure that
the approved limits of disturbance are not exceeded and provide periodic monitoring of the
impact area including, but not limited to, trenches, stockpiles, storage areas and protective
fencing. The biological monitor shall be authorized to halt all associated project activities that
may be in violation of the Chula Vista Multiple Species Conservation Program Subarea Plan
and/or permits issued by any other agencies having jurisdictional authority over the project.
5.6-7 Pre-Construction Education. Before construction activities occur in areas adjacent to and/or
containing sensitive biological resources, all workers shall be educated by a city-approved
biologist to recognize and avoid those areas that have been marked as sensitive biological
resources.
5.6-8 Migratory Bird Treaty Act Compliance. To avoid any direct impacts to raptors and/or any
migratory birds protected under the Migratory Bird Treaty Act, removal of habitat that supports
active nests on the proposed area of disturbance should occur outside of the breeding season
for these species (January 15 to August 31). If removal of habitat on the proposed area of
disturbance must occur during the breeding season, the applicant shall retain a city-approved
biologist to conduct a pre-construction survey to determine the presence or absence of nesting
birds on the proposed area of disturbance. The pre-construction survey must be conducted
within 10 calendar days prior to the start of construction, the results of which must be
submitted to the city for review and approval prior to initiating any construction activities. If
nesting birds are detected, a letter report or mitigation plan as deemed appropriate by the city,
shall be prepared and include proposed measures to be implemented to ensure that
disturbance of breeding activities are avoided. The report or mitigation plan shall be submitted
to the city for review and approval and implemented to the satisfaction of the city. The city-
approved mitigation monitor shall verify and approve that all measures identified in the report
or mitigation plan are in place prior to and/or during construction.
5.6-9 Northern Harrier Pre-Construction Survey. Prior to issuance of any land development permits,
including clearing and grubbing or grading permits, the applicant shall retain a city-approved
5.6 Biological Resources
Otay Ranch Village 8 West EIR
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City of Chula Vista
November 2013
biologist to conduct focused surveys for northern harrier to determine the presence or absence
of this species within 900 feet of the construction area. The pre-construction survey must be
conducted within 10 calendar days prior to the start of construction. The results of the survey
must be submitted to the city for review and approval. If active nests are detected by the city-
approved biologist, a biological monitor shall be on site during construction to minimize
construction impacts and ensure that no nests are be removed or disturbed until all young have
fledged.
5.6-10 Construction Fencing and Signage. Prior to issuance of land development permits, including
clearing or grubbing and grading and/or construction permits, the applicant shall install fencing
in accordance with Chula Vista Municipal Code Section 17.35.030. Prominently colored, well-
installed fencing and signage shall be in place wherever the limits of grading are adjacent to
sensitive vegetation communities or other biological resources, as identified by the qualified
monitoring biologist. Fencing shall remain in place during all construction activities. All
temporary fencing shall be shown on grading plans for areas adjacent to the Preserve and for all
off-site facilities constructed within the Preserve. Prior to release of grading and/or
improvement bonds, a qualified biologist shall provide evidence that work was conducted as
authorized under the approved land development permit and associated plans.
5.6-11 Indirect Impact Avoidance. In accordance with the Chula Vista Adjacency Management
Guidelines and the Otay Ranch Village 8 West Edge Plan, and in addition to mitigation measure
5.11-1, Storm Water Pollution Prevention Plan, the following measures shall be implemented to
further reduce indirect impacts (from lighting, noise, invasive, toxic substances, and public
access) to sensitive biological resources located in the adjacent Otay Ranch Preserve areas:
i. Prior to issuance of a building permit, a lighting plan and photometric analysis shall be
submitted to the satisfaction of the Development Services Director (or their designee) to
ensure lighting of all developed areas adjacent to the Preserve has been directed away from
the Preserve, wherever feasible and consistent with public safety. The lighting plan shall
illustrate the location of the proposed lighting standards and, if applicable, type of shielding
measures required to minimize light spillage into the Preserve. Where necessary,
development shall provide adequate shielding with non-invasive plant materials (preferably
native), berming, and/or other methods to protect the Preserve and sensitive species from
night lighting. Consideration shall be given to the use of low-pressure sodium lighting.
ii. Construction-related noise shall be limited within and adjacent to the Preserve during the
typical breeding season of January 15 to September 15. Construction activity within and
adjacent to any occupied sensitive habitat areas must not exceed 60 dBA Leq, or ambient
noise levels if higher than 60 dBA Leq, during the breeding season. Prior to issuance of land
development permits, including clearing or grubbing and grading and/or construction
permits for areas within or adjacent to the Preserve, the applicant shall prepare and submit
to the satisfaction of the Development Services Director (or their designee), an acoustical
analysis to demonstrate that the 60 dBA Leq noise level is not exceeded at the location of
any occupied sensitive habitat areas as determined based on the results the required
biological pre-construction surveys. The acoustical analysis shall describe the methods by
which construction noise shall not exceed 60 dBA Leq. Noise abatement methods may
include, but are not limited to, reoperation of specific construction activities, installation of
noise abatement at the source, and/or installation of noise abatement at the receiving
areas.
5.6 Biological Resources
Otay Ranch Village 8 West EIR
CV EIR 10-03; SCH No. 2010062093 Page 5.6-33
City of Chula Vista
November 2013
5.6-12 Retain Existing Vegetation. Existing vegetation shall be retained where possible during
construction activities and grading activities shall be limited to the immediate area required for
construction.
5.6-13 Landscape Plan. Prior to issuance of land development permits, including clearing or grubbing
and grading and/or construction permits for areas within the 100-foot Preserve edge, the
applicant shall prepare and submit to the satisfaction of the Development Services Director (or
their designee), landscape plans to ensure that the proposed plant palette is consistent with the
plant list contained in Attachment A of the Otay Ranch Village 8 West Preserve Edge Plan. The
landscape plan shall also incorporate a manual weeding program for areas adjacent to the
Preserve. The manual weeding program shall describe at a minimum, the entity responsible for
controlling invasive species, the maintenance activities and methods required to control
invasives, and a maintenance/monitoring schedule.
5.6-14 MCSP Preserve Boundary Delineation. Prior to issuance of land development permits, including
clearing or grubbing and grading and/or construction permits for the project, the applicant shall
submit wall and fence plans depicting appropriate barriers to prevent unauthorized access into
the Otay Ranch Preserve. The wall and fence plans shall, at a minimum, illustrate the locations
and cross-sections of proposed walls, fences, informational and directional signage, access
controls, and/or boundary markers along the Preserve boundary and any off-site pedestrian
trails as conceptually described in the Otay Ranch Village 8 West Edge Plan. The required wall
and fence plan shall be subject to the approval the Development Services Director (or their
designee).
B. Riparian Habitat and Other Sensitive Natural Communities
Implementation of mitigation measures 5.6-1, 5.6-2, 5.6-5, 5.6-6, 5.6-7, and 5.6-10 through 5.6-19;
mitigation measures 5.4-1 through 5.4-3 from Section 5.4, Air Quality; and mitigation measures 5.11-1
through 5.11-5 from Section 5.11, Hydrology and Water Quality, would reduce impacts to riparian
habitat and other sensitive natural communities.
C. Federally Protected Wetlands
In addition to the mitigation measures listed below, implementation of mitigation measures 5.11 -1 and
5.11-5 would reduce impacts to federally protected wetlands.
5.6-15 Wetlands Mitigation and Monitoring Plan. Prior to issuance of land development permits,
including clearing or grubbing and grading permits that impact jurisdictional waters, the
applicant shall prepare a wetlands mitigation and monitoring plan. This plan shall include, at a
minimum, an implementation plan, maintenance and monitoring program, estimated
completion time, and any relevant contingency measures. Areas under the jurisdictional
authority of Army Corps of Engineers and the California Department of Fish and Wildlife shall be
delineated on all grading plans. Creation areas shall occur within the Otay River watershed in
accordance with the wetlands mitigation and monitoring plan to the satisfaction of the
Development Services Director (or their designee), Army Corps of Engineers, and California
Department of Fish and Wildlife. The applicant shall also be required to implement the wetlands
mitigation and monitoring plan subject to the oversight of the Development Services Director
(or their designee), Army Corps of Engineers, and California Department of Fish and Wildlife.
5.6 Biological Resources
Otay Ranch Village 8 West EIR
CV EIR 10-03; SCH No. 2010062093 Page 5.6-34
City of Chula Vista
November 2013
5.6-16 Regulatory Permits. Prior to issuance of land development permits, including clearing or
grubbing and grading permits for areas that impact jurisdictional waters, the applicant shall
provide evidence that all required regulatory permits, such as those required under Sections 404
and 401 of the federal Clean Water Act, Section 1600 of the California Fish and Game Code, and
the Porter Cologne Water Quality Act, have been obtained.
D. Wildlife Movement Corridors and Nursery Sites
No mitigation measures are required. However, mitigation measure 5.6-14 would ensure that fencing
installed along the off-site trail would not impede wildlife movement.
E. Local Policies, Ordinances, HCP and NCCP
Mitigation measures 5.6-1 through 5.6-7, and 5.6-9 through 5.6-16 would also reduce potential impacts
related to conflicts with the MSCP Subarea Plan.
5.6-17 Annexation into Otay Ranch Preserve Community Facilities District No. 97-2. Prior to the
approval of the first final map for the SPA Plan, the applicant shall coordinate with the City
Engineer and annex the project area within the Otay Ranch Preserve Community Facilities
District No. 97-2.
5.6-18 Otay Ranch Preserve Land Conveyance. Prior to recordation of each final map the applicant
shall convey land within the Otay Ranch Preserve to the Otay Ranch Preserve Owner Manager or
its designee at a ratio of 1.188 acres for each acre of development area, as defined in the Otay
Ranch Resource Management Plan. Access for maintenance purposes shall also be conveyed to
the satisfaction of the Preserve Owner Manager, and each tentative map shall be subject to a
condition that the applicant shall execute a maintenance agreement with the Preserve Owner
Manager stating that it is the responsibility of the applicant to maintain the conveyed parcel
until the Otay Ranch Preserve Community Facilities District No. 97-2 has generated sufficient
revenues to enable the Preserve Owner Manager to assume maintenance responsibilities. The
applicant shall maintain and manage the offered conveyance property consistent with the Otay
Ranch Resource Management Plan Phase 2 until the Otay Ranch Preserve Community Facilities
District No. 97-2 has generated sufficient revenues to enable the Preserve Owner Manager to
assume maintenance and management responsibilities.
5.6-19 Area-Specific Management Directives. Prior to the Preserve Owner Manager’s acceptance of
the conveyed land in fee title, the applicant shall prepare, to the satisfaction of the Preserve
Owner Manager, area specific management directives for the associated conveyance areas,
which shall incorporate the guidelines and specific requirements of the Otay Ranch Resource
Management Plan, management requirements of Table 3-5 of the Multiple Species Conservation
Program Subarea Plan and information and recommendations from any relevant special studies.
Guidelines and requirements from these documents shall be evaluated in relationship to the
Preserve configuration and specific habitats and species found within the associated conveyance
areas and incorporated into the area specific management directives to the satisfaction of the
Preserve Owner Manager.
5.6 Biological Resources
Otay Ranch Village 8 West EIR
CV EIR 10-03; SCH No. 2010062093 Page 5.6-35
City of Chula Vista
November 2013
5.6.6 Level of Significance After Mitigation
A. Sensitive Plant and Wildlife Species
With implementation of mitigation measures 5.6-1 through 5.6-14 and 5.6-17 though 5.6-19 identified
above; measures 5.4-1 through 5.4-3 in Section 5.4, Air Quality; and measures 5.11-1 through 5.11-5 in
Section 5.11, Hydrology and Water Quality, sensitive species impacts related to the implementation of
the SPA Plan would be reduced to below a level of significance.
B. Riparian Habitat and Other Sensitive Natural Communities
With implementation of mitigation measures 5.6-1, 5.6-2, 5.6-5, 5.6-6, 5.6-7, and 5.6-10 through 5.6-19;
measures 5.4-1 through 5.4-3 in Section 5.4, Air Quality; and measures 5.11-1 through 5.11-5 in Section
5.11, Hydrology and Water Quality, riparian habitat and other sensitive natural communities impacts
related to the implementation of the SPA Plan would be reduced to below a level of significance.
C. Federally Protected Wetlands
With implementation of mitigation measures 5.6-15 and 5.6-16 identified above, and 5.11-1 through
5.11-5 in Section 5.11, Hydrology and Water Quality, federally protected wetlands impacts related to the
implementation of the SPA Plan would be reduced to below a level of significance.
D. Wildlife Movement Corridors and Nursery Sites
Impacts would be less than significant before mitigation.
E. Local Policies, Ordinances, HCP and NCCP
With implementation of mitigation measures 5.6-1 through 5.6-7 and 5.6-9 through 5.6-19, biological
resources impacts related to compliance with local polices, ordinances, HCPs and NCCPs would be
reduced to below a level of significance.
5.6 Biological Resources
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