HomeMy WebLinkAboutBaker Industrial Project - MSHCP Consistency Analysis (2)Western Riverside County
Multiple Species Habitat Conservation Plan
Consistency Analysis
Baker Industrial Project
Permittee
City of Lake Elsinore
Applicant
Ecosystem Investment Partners
1505 Bridgeway, Suite 107
Sausalito, California 94965
Contact: Glen Williams
Phone: (415) 465-4423
Consultant
Glenn Lukos Associates, Inc.
1940 E. Deere Avenue, Suite 250
Santa Ana, California 92705
Phone: (949) 340-2562
Contact: David Moskovitz
February 28, 2024
Revised, February 5, 2025
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Table Of Contents
1.0 EXECUTIVE SUMMARY ........................................................................................... 1
2.0 INTRODUCTION ....................................................................................................... 4
2.1 Project Description and Area.............................................................................. 4
2.2 Covered Roads ................................................................................................ 10
2.3 Covered Public Access Activities ..................................................................... 11
2.4 General Setting ................................................................................................ 11
3.0 RESERVE ASSEMBLY ANALYSIS ......................................................................... 12
3.1 Reserve Assembly Background ....................................................................... 12
3.2 Public Quasi-Public Lands ............................................................................... 12
3.3 MSHCP Criteria Area and Reserve Assembly Requirements .......................... 13
4.0 VEGETATION MAPPING AND SPECIES COMPENDIA ......................................... 16
5.0 PROTECTION OF SPECIES ASSOCIATED WITH RIPARIAN/ RIVERINE AREAS
AND VERNAL POOLS (SECTION 6.1.2) ................................................................ 20
5.1 Riparian/Riverine .............................................................................................. 20
5.2 Vernal Pools ..................................................................................................... 26
5.3 Fairy Shrimp ..................................................................................................... 33
5.4 Riparian Birds ................................................................................................... 35
5.5 Other Section 6.1.2 Species............................................................................. 41
6.0 PROTECTION OF NARROW ENDEMIC PLANT SPECIES (SECTION 6.1.3) ....... 42
6.1 Methods ........................................................................................................... 42
6.2 Existing Conditions and Results ....................................................................... 43
6.3 Impacts ............................................................................................................ 43
6.4 Mitigation .......................................................................................................... 44
7.0 ADDITIONAL SURVEY NEEDS AND PROCEDURES (SECTION 6.3.2) ............... 45
7.1 Criteria Area Plant Species .............................................................................. 46
7.2 Amphibians ...................................................................................................... 49
7.3 Burrowing Owl .................................................................................................. 49
7.4 Mammals.......................................................................................................... 51
8.0 INFORMATION ON OTHER SPECIES ................................................................... 52
8.1 Delhi Sands Flower-Loving Fly......................................................................... 52
8.2 Coastal California Gnatcatcher ........................................................................ 52
8.3 Species Not Adequately Conserved ................................................................. 52
9.0 GUIDELINES PERTAINING TO THE URBAN/WILDLANDS INTERFACE (SECTION
6.1.4) ........................................................................................................................ 52
9.1 Drainage .......................................................................................................... 53
9.2 Toxics ............................................................................................................... 54
9.3 Lighting ............................................................................................................ 54
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9.4 Noise ................................................................................................................ 54
9.5 Invasive Species .............................................................................................. 55
9.6 Barriers ............................................................................................................ 55
9.7 Grading/Land Development ............................................................................. 55
10.0 CONSTRUCTION GUIDELINES (SECTION 7.5.3) .............................................. 55
11.0 BEST MANAGEMENT PRACTICES (MSHCP VOLUME I, APPENDIX C) ........... 57
12.0 CONCLUSION ...................................................................................................... 58
13.0 CERTIFICATION ................................................................................................... 58
TABLES
Table 2-1. Summary of Project Components ................................................................. 6
Table 3-1. Criteria Cell Acreages for the Project Site ................................................... 12
Table 4-1. Summary of Vegetation/Land Use Types for the Project Site ..................... 17
Table 5-1. MSHCP Riparian/Riverine Areas at the Project site .................................... 22
Table 5-2. Impacts to MSHCP Riverine Areas ............................................................. 25
Table 5-3. MSHCP Vernal Pools at the Project site ..................................................... 27
Table 5-4. Impacts to Vernal Pools .............................................................................. 28
Table 5-5. Summary of Least Bell’s Vireo Surveys ...................................................... 37
Table 5-6. Summary of Southwestern Willow Flycatcher Surveys ............................... 38
Table 7-1. Summary of Burrowing Owl Surveys ........................................................... 50
EXHIBITS
Exhibit 1 Regional Map
Exhibit 2 Vicinity Map
Exhibit 3 Project Components Map
Exhibit 4A MSHCP Overlay Map
Exhibit 4B MSHCP Species Survey Area Map
Exhibit 4C MSHCP Covered Roads Map
Exhibit 5 MSHCP Reserve Assembly Map
Exhibit 6 Vegetation Map
Exhibit 7 Soils Map
Exhibit 8 MSHCP Riparian/Riverine Areas and Vernal Pools
Exhibit 9 Rare Plants Map
Exhibit 10 Plant Restoration Map
Exhibit 11 Burrowing Owl Survey Map
Exhibit 12 Site Photographs
Exhibit 13 LBV Habitat with LTCV
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APPENDICES
Appendix A Conceptual Grading Plan – Baker Industrial Project
Appendix B Report of 2023 Dry Season Fairy Shrimp Surveys
Appendix C Report of 2023/2024 Wet Season Fairy Shrimp Surveys
Appendix D Report of 2020 Southwestern Willow Flycatcher and Least Bell’s
Vireo Surveys
Appendix E Baker Industrial Hydrology Memorandum
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1.0 EXECUTIVE SUMMARY
Glenn Lukos Associates, Inc. (GLA) has prepared this report to document consistency
of the Baker Industrial Project (the “Project”) with the Western Riverside County Multiple
Species Habitat Conservation Plan (MSHCP), including the Project’s relationship to
Reserve Assembly, Section 6.1.2 (Protection of Species Associated with
Riparian/Riverine Areas and Vernal Pools), Section 6.1.3 (Protection of Narrow
Endemic Plant Species), Section 6.1.4 (Guidelines Pertaining to the Urban/Wildlands
Interface), and Section 6.3.2 (Additional Survey Needs and Procedures).
A majority of the Project site (71.27 acres) is located within Subunit 3 (Elsinore) of the
Elsinore Area Plan, specifically Criteria Cell 4166 [Exhibit 4A – MSHCP Map]. Another
7.70 acres of the Project site is located within Subunit 2 (Alberhill) of the Elsinore Area
Plan, including Cell 4157 (1.61 acres) and Cell Group W (6.09 acres). The remainder of
the Project site (45.63 acres) is outside of the Criteria Area. Projects occurring within
the Criteria Area are subject to the Habitat Evaluation and Acquisition Negotiation
Strategy (HANS) process to determine if portions of the sites may be needed for
inclusion in the MSHCP Conservation Area. The Project will conserve approximately
32.66 acres of land, the majority of which (30.14 acres) is located in the central and
northern portions of Cell 4166 and consists predominantly of grassland habitat adjacent
to Alberhill Creek, but which also contains riparian areas, playa habitat and vernal
pools. The conserved lands would be dedicated to the RCA and managed and
protected in perpetuity. Regardless of whether project lands are to be acquired for
inclusion in the MSHCP Conservation Area, projects located within the Criteria Area are
subject to the Joint Project Review (JPR) process for the RCA to review projects for
consistency with the MSHCP. MSHCP Reserve Assembly is further addressed in
Section 3.0 below.
The proposed Project will impact approximately 0.50 acre of MSHCP riverine areas.
The Project will not remove habitat with long-term conservation value for the least Bell’s
vireo (Vireo bellii pusillus), southwestern willow flycatcher (Empidonax traillii extimus),
or western yellow-billed cuckoo (Coccyzus americanus occidentalis). Due to the
proximity to riparian habitat within Alberhill Creek, GLA biologists performed focused
surveys for the least Bell’s vireo and southwestern willow flycatcher. GLA biologists did
not detect the southwestern willow flycatchers but did detect a single male least Bell’s
vireo (presumed nesting based on behavior) in Alberhill Creek during multiple visits
within proximity to Nichols Road and the Project’s proposed conservation.
The Project will impact up to 0.17 acre of vernal pools, associated with the edges of two
vernal pools that will otherwise be avoided. Dry season and wet season fairy shrimp
surveys were completed for four ponded features, including three vernal pools and one
non-vernal pool impoundment. The versatile fairy shrimp (Branchinecta lindahli) was
detected in all three vernal pools, but not in the fourth feature. No listed fairy were
detected. A Determination of Biologically Equivalent or Superior Preservation (DBESP)
must be approved by the wildlife agencies (USFWS and CDFW) for impacts to the
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riverine areas and vernal pools. Subject to the approval of a DBESP, the Project will be
consistent with MSHCP Volume I, Section 6.1.2 of the MSHCP.
Volume I, Section 6.1.3 of the MSHCP requires that within identified Narrow Endemic
Plant Species Survey Areas (NEPSSA), site-specific focused surveys for Narrow
Endemic Plants Species will be required for all public and private projects where
appropriate soils and habitat are present. The Project site occurs within the NEPSSA for
the following target species:
· Munz’s onion (Allium munzii)
· San Diego ambrosia (Ambrosia pumila)
· Slender-horned spineflower (Dodecahema leptoceras)
· Many-stemmed dudleya (Dudleya multicaulis)
· Spreading navarretia (Navarretia fossalis)
· California Orcutt grass (Orcuttia californica)
· San Miguel savory (Clinopodium chandleri)
· Hammitt’s clay-cress (Sibaropsis hammittii)
· Wright’s trichocoronis (Trichocoronis wrightii var. wrightii).
The Project will impact San Diego ambrosia in several locations, including in the
southern portion of the Industrial footprint (onsite) and within the proposed offsite road
improvements along Pierce Street and Nichols Road. Because the Project site is within
the NEPSSA for San Diego ambrosia, the Project is required by the MSHCP to identify
habitat with long-term conservation value for the species and to avoid at least 90
percent of the habitat. GLA has identified 0.44 acre of habitat with long-term
conservation value for the ambrosia within the Project footprint, all of which will be
impacted by the Project. As such, a DBESP must be approved to authorize impacts to
San Diego ambrosia.
Pursuant to MSHCP Volume I, Section 6.3.2, the MSHCP requires habitat assessments
and focused surveys (within areas of suitable habitat) for certain species as determined
by a project’s occurrence in a designated survey area, including Criteria Area Plant
Species Survey Area (CAPSSA), burrowing owl survey area, amphibian survey area, and
mammal survey area.
The Project site occurs within the CAPSSA for the following target species:
· Thread-leaved brodiaea (Brodiaea filifolia)
· Davidson’s saltscale (Atriplex serenana var. davidsonii)
· Parish’s brittlescale (Atriplex parishii)
· Smooth tarplant (Centromadia pungens spp. laevis)
· Round-leaved filaree (California macrophylla)
· Coulter’s goldfields (Lasthenia glabrata ssp. coulteri)
· Little mousetail (Myosurus minimus ssp. apus)
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The Project will impact Coulter’s goldfields associated with the one of the vernal pools
adjacent to the proposed Baker Street improvements due to the proposed storm drain
outlets and proposed maintenance area. GLA has identified 2.61 acres of habitat with
long-term conservation value for Coulter’s goldfields associated with the three vernal
pools. The proposed Project will directly impact 0.50 acre of the habitat (20 percent) of
the habitat at the edge of one of the vernal pools. As such, a DBESP must be approved
to authorize impacts to Coulter’s goldfields. It is assumed that the Project might impact
little mousetail based on a prior public record of detection. Impacts are assumed up to
0.07 acre of habitat with long-term conservation value based on proposed impacts to
Vernal Pool 3. As such, a DBESP must be approved to authorize impacts to little
mousetail.
The Project site is within the MSHCP burrowing owl survey area. To comply with
MSHCP survey requirements pursuant to Volume I, Section 6.3.2, focused burrowing
owl surveys were performed for the Project site. Burrowing owls were confirmed absent
from the site. However, because of the potential suitability to support burrowing owls,
consistent with the MSHCP burrowing owl survey guidelines and MSHCP objectives for
the burrowing owls, pre-construction surveys will be conducted no more than 30 days
prior to ground disturbance within all areas of suitable habitat.
The MSHCP Urban/Wildland Interface Guidelines are intended to address indirect
effects associated with locating development in proximity to the MSHCP Conservation
Area. As the MSHCP Conservation Area is assembled, development is expected to
occur adjacent to the Conservation Area. Future development in proximity to the
MSHCP Conservation Area may result in edge effects with the potential to adversely
affect biological resources within the Conservation Area. To minimize such edge
effects, the guidelines shall be implemented in conjunction with review of individual
public and private development projects in proximity to the MSHCP Conservation Area
and address the following:
· Drainage;
· Toxics;
· Lighting;
· Noise;
· Invasives;
· Barriers; and
· Grading/Land Development.
As discussed in Section 9.0 of this document, the Project will implement applicable
measures to minimize adverse indirect impacts on special-status resources within
Conserved Lands. The proposed Project will be consistent with Volume I, Section 6.1.4
of the MSHCP.
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2.0 INTRODUCTION
The purpose of this Consistency Analysis is to summarize the biological data for the
proposed Baker Industrial Project and to document the project’s consistency with the
goals and objectives of the Western Riverside County Multiple Species Habitat
Conservation Plan. This Analysis incudes a review of consistency with Reserve
Assembly, Covered Roads, Section 6.1.2 (Protection of Species Associated with
Riparian/Riverine Areas and Vernal Pools), Section 6.1.3 (Protection of Narrow
Endemic Plant Species), Section 6.1.4 (Guidelines Pertaining to the Urban/Wildlands
Interface), and Section 6.3.2 (Additional Survey Needs and Procedures), as well as
other aspects of MSHCP consistency.
2.1 Project Description and Area
2.1.1 Project Location
The Project site comprises approximately 124.60 acres in the City of Lake Elsinore,
Riverside California [Exhibit 1 – Regional Map] and is located within an un-sectioned
portion of Township 5 South, Range 5 West, of the U.S. Geological Survey (USGS) 7.5-
minute quadrangle map Lake Elsinore, California [Exhibit 2 – Vicinity Map]. The Project
site is located southwest of Interstate-15, the Lake Elsinore Outlet Center and Temescal
Creek/Collier Marsh. The Project site includes the following Assessor’s Parcel Numbers
(APNs):
Onsite
378-020-014
378-020-015
378-020-016
378-020-028
378-020-029
378-020-030
378-020-031
378-020-036
378-020-037
378-020-048
Offsite
378-020-012
378-020-038
378-020-039
378-020-042
378-020-043
378-114-064
389-080-058
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389-080-013
RCA Conserved Land
378-020-024
378-020-033
378-020-034
378-020-040
378-020-041
378-020-054
2.1.2 General Description
The overall Project site totals 124.60 acres and is presented here in five distinct
components:
1. The Industrial Project development footprint (referred to as the “onsite” portion of
the Project)
2. Baker Street Improvements (offsite)
3. A proposed City Maintenance Area (offsite) – to be located along the edge of
Baker Street
4. Additional Street Improvements (offsite) – includes improvements to Pierce
Street and Nichols Road
5. RCA Conserved Lands – includes 33.66 acres of lands to be conserved by the
Project located northeast of the proposed City Maintenance Area and southeast
of Pierce Street/Nichols Road
All impacts will be permanent. There will be no temporary impacts. All construction
staging will occur within the development footprint and/or the offsite improvements
areas. The Project will not require additional impacts outside of the development
footprint for staging. All fuel modification/weed abatement zones will be contained
within the impact limits for both the onsite and offsite project components. The five
Project components are depicted on Exhibit 3 [Project Components Map]. Table 2-1
summarizes the acreages of these five components, broken out for portions inside
versus outside of Criteria Cells.
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Table 2-1. Summary of Project Components
Project Component Inside
Criteria Cells
(Acres)
Outside
Criteria Cells
(Acres)
Total
(Acres)
Industrial Project 34.25 31.56 65.81
Baker Street Improvements 4.45 1.66 6.11
City Maintenance Area 2.44 0.29 2.73
Additional Street
Improvements
5.83 10.46 16.29
RCA Conserved Lands 32.00 1.66 33.66
Total 78.97 45.63 124.60
2.1.3 Industrial Project (Onsite)
The Baker Industrial Project (Project) is proposing two industrial buildings for a total of
approximately 1,002,000 square feet of industrial space [Appendix A – Conceptual
Grading Plan]. The proposed site plan provides adequate standard vehicle parking
fields and an additional trailer parking field along the southern end of the property.
The Project grading consists of a development pad graded to convey onsite and offsite
storm water northerly while maintaining the hydrologic regime of the property and
surrounding tributaries. Larger slopes and associated retaining walls are located along
the southerly property line.
The Project will accept offsite flows from the southern tributaries (developed) through
two flow-by basins also located along the southerly property line. Storm flows are then
conveyed through the Project storm system and discharged in flow and quantity at their
historical locations along the northern side of Baker Street. Onsite flows are collected
through inlets/catch basins and conveyed through the proposed storm drain system to
one of three underground storm chambers. With limited opportunities to infiltrate onsite
storm flows, each chamber system will treat the pollutants of concern and discharge all
treated flows consistent with historical quantities and flow characteristics along the
northerly right-of-way of Baker Street.
The Project includes the preparation of a Preliminary Hydrology Study to analyze the
existing condition storm flows across the property as well as the proposed condition
conveyances to existing discharge locations. The hydrology study will confirm flow
values based on standard storm intensities and discharge volumes, flow rates, and
velocities. The Project also includes a Preliminary Water Quality Management Plan
(WQMP) that identifies the Best Management Practices (BMPs) proposed to be
implemented to treat project related pollutants for onsite and offsite impervious
improvements. The WQMP will identify the post-construction treatment control and site
design BMPs to treat specific pollutants from onsite impervious areas as well as the
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public right-of-way prior to discharge at historical locations on the northern side of the
proposed Baker Street corridor improvements. BMPs located within the public right-of-
way of Baker Street and Nichols Road will treat roadway specific pollutants within bio-
retention/modular wetland facilities upstream of the specified discharge locations. A
Storm Water Pollution Prevention Plan (SWPPP) will be prepared and implemented
prior to onsite and offsite project construction disturbance. The SWPPP will focus on the
design, installation, and treatment of construction related pollutants. The SWPPP
document will be approved through the State of California and the Project will be
registered as required by the Construction General Permit. The Project will be
monitored before, during and after rain events to ensure BMP implementation and
effectiveness in protecting downstream habitats and receiving water bodies.
The Project proposes to construct an 8-inch sewer pipeline within Baker Street to
convey wastewater flows northwesterly to the existing Nichols Road Lift Station. The
pipeline is proposed at standard depth and will connect to the existing Elsinore Valley
Municipal Water District (EVMWD) 15-inch sewer line constructed within the Pierce and
Baker intersection. The Nichols Lift Station will require an upgrade to its ultimate build-
out capacity. The lift station upgrades will occur within the existing EVMWD parcel and
will also require an upsized force main between the lift station and the discharge
manhole within the Nichols and Collier intersection. EVMWD has master planned a new
force main from the permanent lift station to convey flow south in Baker Street to
Turnbull Avenue. From there a new gravity sewer line is identified in Turnbull Avenue
and south to the Regional Wastewater Treatment Plant. The gravity sewer alignment
would require construction of many sections of the gravity sewer line in private streets
and private property where easements would need to be acquired. The EVMWD
Master Plan exhibit in Attachment 2 provides the proposed alignment of the force main
and downstream gravity sewer.
An alternative sewer force main alignment was studied by KWC Engineers in 2015 that
would route the force main in Collier Avenue. The force main and downstream gravity
sewer improvements under the revised alignment would keep all improvements within
existing public right-of-way. The Collier Avenue alignment would also allow the
improvements to be phased by constructing a force main with the first phase of the
permanent lift station and then constructing a parallel or replacement force main when
the lift station is expanded to its ultimate capacity. The Collier Avenue alignment
alternative was reviewed with EVMWD staff recently and they take no objection to
proceeding with that alignment. EVMWD did, however, note that they will need to
evaluate the downstream impacts of flows routed down Collier Avenue and that
depending on the extent of required downstream improvements, not all the
improvements may be eligible for fee credits. Once the capacity study currently being
reviewed by EVMWD is approved, KWC will initiate the PDR for the lift station and
coordinate with EVMWD on the downstream sewer system analysis.
For water service, an EVMWD 36-inch 1434 Zone CIP line is proposed to be installed in
Nichols Road from Terra Cotta Road to Baker Street and in Baker Street to the existing
20-inch line that supplies the Baker Reservoir. The Project proposes to receive water
MSHCP Consistency Analysis
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service by making two connections to the proposed transmission line in Baker Street
and constructing a looped piping system onsite between the two connections. EVMWD
does not allow fire hydrants to be served off private systems so the onsite loop will need
to be public. The onsite line will be located in an easement and be located in
accordance with EVMWD requirements which includes not locating the line beneath
landscaped medians or parking stalls. The 1434 Zone has a large surplus of reservoir
storage capacity and additional storage is not required to provide service to the Project.
The 1434 Zone has a large surplus of reservoir storage capacity and additional storage
is not required to provide service to the Project.
2.1.4 Baker Street (Offsite)
Existing Baker Street is an unimproved dirt road with a 60-foot-wide right-of-way. The
Project proposes to dedicate four feet on each side of Baker Street to the ultimate 68
feet right-of-way required by the City of Lake Elsinore’s (City) Collector roadway
designation and as listed within the City’s circulation element. The Project will also be
realigning Baker Street for a direct connection and new intersection with Nichols Road,
which is discussed below under “Additional Street Improvements”. The Baker Street
Collector section consists of a six-inch curb and gutter, a five-foot-wide sidewalk within
a 10-foot parkway and 22 feet of pavement from centerline to lip of gutter on each side
of the street. Baker Street is proposed to be elevated an average of five feet above its
existing elevations to support drainage conveyance and flood protection of the public
right-of-way. The northeast parkway of Baker Street will slope down from the proposed
five-foot sidewalk to daylight within the northerly properties.
The Project proposes to elevate the road surface of Baker Street to support drainage
protection and conveyance. Along the northern edge of Baker Street, a graded and
landscaped slope will daylight to existing ground within the parcels north of existing
Baker Street right-of-way. The proposed slope will provide areas to safely construct
storm drain outlets that will convey historical storm flows to existing flow lines and
environmentally sensitive areas identified within the Project studies of these properties.
The storm outlets will include energy dissipation improvements to control the storm
water outlet depth and velocity to mimic existing conditions.
2.1.5 City Maintenance Area (Offsite)
As noted above, the Project proposes to elevate the road surface of Baker Street to
support drainage protection and conveyance. Along the northern edge of Baker Street,
a graded and landscaped slope will daylight to existing ground within the parcels north
of existing Baker Street right-of-way. The proposed slope will provide areas to safely
construct storm drain outlets that will convey historical storm flows to existing flow lines
and environmentally sensitive areas identified within the Project studies of these
properties. The storm outlets will include energy dissipation improvements to control the
storm water outlet depth and velocity to mimic existing conditions. Specifically, the
Project proposes to construct three water spreading structures that are designed to
mimic the existing sheet flow conditions into the adjacent open space [Sheets 1 and 2 of
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Appendix E]. The spreading structures will be constructed on the northeastern side of
Baker Street adjacent to each of the three vernal pools described below. The pre- and
post-Project hydrology relative to the three vernal pools are summarized below in the
impact analysis as well as being presented in Appendix E.
A maintenance access road is proposed along the toe-of-slope for ongoing
maintenance of the slope, the associated landscaping, any required fencing, and the
outlet structures. Where sensitive environmental areas exist (vernal pools identified
within the Project environmental studies), the improvements are proposed to be scaled
back to minimize or eliminate impacts in and adjacent to the defined zones.
Construction buffers will be implemented to reduce accidental disturbance and the
areas will be clearly delineated and recognizable to construction crews/personnel.
2.1.6 Additional Street Improvements (Offsite)
In addition to the Baker Street improvements described above, the Project will also
improve Pierce Street and Nichols Road. The Project will realign Baker Street for a
direct connection and new intersection with Nichols Road. The intersection design will
likely consist of signal pole placement consistent with the ultimate build-out of Nichols
Road (Urban Arterial Highway – 120’ right-of-way). Nichols Road improvements will
likely consist of an interim intersect with appropriate pavement tapering to the east and
west leading away from the new intersection with Baker Street. Minor roadway
resurfacing may be required along the existing Nichols Road segment between the
Baker Street intersection and the Collier Avenue intersection. The Nichols and Collier
intersection may also include minor surface improvements, revised lane striping and
potential traffic control/signage improvements.
Existing Pierce Street varies in right-of-way width along the Project’s frontage. The
Project proposes to construct Pierce Street to its ultimate 60-foot width between Baker
Street and Hoff Avenue. The ultimate street section will include a six-inch curb, standard
gutter, five-foot-wide sidewalk within an overall 10-foot parkway and 18 feet of
pavement from centerline to lip-of-gutter on each side of the street. Other project related
street improvements beyond the Project frontage will be assessed with the traffic impact
analysis.
2.1.7 RCA Conserved Land
The Project is conserving 33.66 acres of lands bordered by the Baker Street, Pierce
Street and Nichols Road improvements. As described below, the Project is proposing
several types of mitigation within with the Conserved Lands, including San Diego
ambrosia (Ambrosia pumila) translocation, vernal pool expansion/restoration, and
mitigation for other MSHCP plants, including Coulter’s goldfields (Lasthenia glabrata
ssp. coulteri). If the long-term management of these mitigation areas will exceed that
which the RCA receives funding for through the MSHCP, it is acknowledged that the
Project would provide an endowment to fund supplemental management.
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2.2 Covered Roads
Section 7.3.5 of the MSHCP addresses planned roads within the Criteria Area, also
referred to as “Covered Roads”. Planned roadways are defined as either existing
facilities that require improvements (i.e., widening) or as new facilities to be constructed
as identified as part of County’s General Plan circulation element (MSHCP Figure 7-1).
The Project proposes to improve sections of Nichols Road, which is depicted on
MSHCP Figure 7-1, as well as portions of Baker Street and Pierce Street.
2.2.1 Baker Street
As described above, existing Baker Street is an unimproved dirt road with a 60-foot-
wide right-of-way. The Project proposes to dedicate four feet on each side of Baker
Street to the ultimate 68 feet right-of-way required by the City’s Collector roadway
designation and as listed within the City’s circulation element. The Project will also be
realigning Baker Street for a direct connection and new intersection with Nichols Road.
The Baker Street Collector section consists of a six-inch curb and gutter, a five-foot-
wide sidewalk within a 10-foot parkway and 22 feet of pavement from centerline to lip of
gutter on each side of the street. Baker Street is proposed to be elevated an average of
five feet above its existing elevations to support drainage conveyance and flood
protection of the public right-of-way. The northeast parkway of Baker Street will slope
down from the proposed five-foot sidewalk to daylight within the northerly properties.
The Project proposes to elevate the road surface of Baker Street to support drainage
protection and conveyance. Along the northern edge of Baker Street, a graded and
landscaped slope will daylight to existing ground within the parcels north of existing
Baker Street right-of-way. The proposed slope will provide areas to safely construct
storm drain outlets that will convey historical storm flows to existing flow lines and
environmentally sensitive areas identified within the Project studies of these properties.
The storm outlets will include energy dissipation improvements to control the storm
water outlet depth and velocity to mimic existing conditions.
The Project will improve (widen) approximately 4,000 linear feet of Baker Street from
the southeastern extent of the improvements to Pierce Street, of which approximately
2,900 linear feet is in Criteria Cell 4166 and 1,100 linear feet is outside of Criteria Cells.
Although Baker Street is identified by the City’s circulation element, Baker Street is not
depicted in the County’s General Plan Circulation Element, and therefore Baker Street
is not regarded as a Covered Road by the MSHCP. It has not yet been determined how
the City of Lake Elsinore will resolve the lack of road coverage for Baker Street, or
whether the additional road right-of-way and adjacent maintenance area will be
transferred to the City upon completion of the Project. However, the Baker Street
alignment is not within areas of conservation described for Cell 4166; and therefore, as
MSHCP Consistency Analysis
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described below in Section 3.0 of this document, the proposed improvements to Baker
Street will not conflict with Reserve Assembly.
2.2.2 Pierce Street
The Project proposes to construct Pierce Street to its ultimate 60-foot width between
Baker Street and Hoff Avenue. The ultimate street section will include a six-inch curb,
standard gutter, five-foot-wide sidewalk within an overall 10-foot parkway and 18 feet of
pavement from centerline to lip-of-gutter on each side of the street. Pierce Street is not
within Criteria Cells and therefore the MSHCP Covered Road requirements do not apply
to Pierce Street.
2.2.3 Nichols Road
Nichols Road is identified as an “expressway” in the General Plan Circulation Element,
with a 184-foot ROW, and therefore the MSHCP allowable covered width for permanent
impacts for Nichols Road within the Criteria Area is 184 feet, encompassing all road
elements, including the road shoulder. The Project proposes minor roadway
resurfacing along the existing Nichols Road segment between the proposed Nichols
Road/Baker Street intersection and Collier Avenue. The Nichols and Collier intersection
may also include minor surface improvements, revised lane striping and potential traffic
control/signage improvements. The proposed improvements will not exceed the
maximum allowable covered width.
2.3 Covered Public Access Activities
The Project will not construct any public access facilities and therefore this section does
not apply to the Project.
2.4 General Setting
The overall Project site varies in topography from slightly hilly to flat, sloping from
southwest to northeast. The onsite portion of the Project site (industrial component)
consists of several small hills and ridges sloping from the southwest down to the
existing dirt road of Baker Street, with the site being flatter on the northern end near the
Baker Street/Pierce Street intersection. Northeast of Baker Street, the landscape is flat
with a very gradual change in elevation to the northeast towards Alberhill Creek/Collier
Marsh. Elevations at the Project site range from approximately 1,400 feet above mean
sea level (AMSL) at the southwestern boundary of the development footprint to 1,250
feet AMSL at the northeastern limits of the proposed RCA Conserved Lands.
Soils within the onsite portion of the Project site consist mainly Lodo Rocky Loam and
Willows Silty Clay (saline-alkali). The Willows soils occur in the lower portions of site,
with the rocky loam soil occurring in the higher elevation areas. The Willows soils
extend into the site from the adjacent Collier Marsh area. These alkaline soils are
strongly associated with the plant species that occur in the vernal pools immediately
MSHCP Consistency Analysis
12
northeast of Baker Street. The offsite (undeveloped) portions of the Project site
predominantly consist of fine sandy loam soils. The proposed RCA Conserved Lands
consist of Willows silty clay soils as well as the fine sandy loam soils.
3.0 RESERVE ASSEMBLY ANALYSIS
This section analyzes the Project’s consistency with MSHCP Reserve Assembly goals.
3.1 Reserve Assembly Background
A majority of the Project site (71.27 acres) is located within Subunit 3 (Elsinore) of the
Elsinore Area Plan, specifically Criteria Cell 4166 [Exhibit 4A – MSHCP Map]. Another
7.70 acres of the Project site is located within Subunit 2 (Alberhill) of the Elsinore Area
Plan, including Cell 4157 (1.61 acres) and Cell Group W (6.09 acres). The remainder of
the Project site (45.63 acres) is outside of the Criteria Area. Table 3-1 provides a
breakdown of Project site acreages for those portions within the Criteria Area. Reserve
Assembly requirements for each independent Cell and Cell Group are described below.
Table 3-1. Criteria Cell Acreages for the Project Site
Criteria Cell Onsite
Development
(Acres)
Offsite
Development
(Acres)
RCA
Conserved
Land
(Acres)
Total
(Acres)
4157 0 1.61 0 1.61
4166 34.25 6.91 30.11 71.27
4060 (Cell Group W) 0 1.26 0 1.26
4067 (Cell Group W) 0 2.94 1.89 4.83
Total 34.25 12.72 32.00 78.97
3.2 Public Quasi-Public Lands
3.2.1 Public Quasi-Public Lands in Reserve Assembly Analysis
The Project site is not within or adjacent to PQP Lands.
3.2.2 Project Impacts to Public Quasi-Public Lands
The proposed Project will not impact PQP Lands.
MSHCP Consistency Analysis
13
3.3 MSHCP Criteria Area and Reserve Assembly Requirements
3.3.1 Criteria Cell #4157
Approximately 1.61 acres of the Project site is within Criteria Cell #4157, consisting of a
portion of existing Nichols Road that will be improved by the Project. The MSHCP
Criteria for the Cell states the following:
Conservation within this Cell will contribute to assembly of Proposed Core 1.
Conservation within this Cell will focus on coastal sage scrub, chaparral and
grassland habitat. Areas conserved within this Cell will be connected to coastal sage
scrub and chaparral habitat proposed for conservation in Cell #4156 to the west and
to chaparral and grassland habitat proposed for conservation in Cell #4057 to the
north. Conservation within this Cell will range from 45%-55% of the Cell focusing in
the western half of the Cell.
The portion of the Project that is in Cell #4157 is in the northeastern portion of the Cell
and outside of the portion described for conservation. Furthermore, the portion of the
Project within the Cell is the western limits of proposed improvements to Nichols Road,
which is a Covered Road. Improvements to the portion of Nichols Road will consist of
pavement re-surfacing tapering away from the proposed intersection at Nichols Road
and Baker (outside of Criteria Cells). The Project will be consistent with Reserve
Assembly requirements for Cell #4157.
3.3.2 Criteria Cell #4166
Approximately 71.27 acres of the Project site is within Criteria Cell #4166, consisting of
the central portions of the onsite Industrial component, offsite Baker Street
improvements and the offsite proposed City Maintenance Area, and a very small portion
of the proposed Nichols Road/Baker Street intersection. The MSHCP Criteria for the
Cell states the following:
Conservation within this Cell will contribute to assembly of Proposed Linkage 2.
Conservation within this Cell will focus on meadow, marsh, riparian scrub, woodland
and forest habitat along Alberhill Creek and adjacent grassland habitat. Areas
conserved within this Cell will be connected to riparian scrub, woodland, forest and
grassland habitat proposed for conservation in Cell Group W to the north and to
meadow, marsh and grassland habitat proposed for conservation in Cell #4169 to
the east. Conservation within this Cell will range from 15%-25% of the Cell focusing
in the northeastern portion of the Cell.
Criteria Cell #4166 is approximately 161.77 acres, with a described conservation range
of 25 to 41 acres. The proposed Project is in the southwestern 40% of the Cell,
whereas the Cell Criteria describes the northeastern portion of the Cell, focusing on
habitats associated with Alberhill Creek and Collier Marsh. The Project will conserve
approximately 32.66 acres of land, the majority of which (30.14 acres) is located in the
MSHCP Consistency Analysis
14
central and northern portions of the Cell and consists predominantly of grassland habitat
adjacent to Alberhill Creek, but which also contains riparian areas, playa habitat and
vernal pools. Besides the portion of the proposed Project in the Cell, approximately
3.72 acres of the Cell consists of existing Additional Reserve Land (ARL); 4.61 acres
consist of MSHCP Covered Road area for Collier Avenue and 17.46 acres of additional
existing development (the Lake Elsinore Outlets and Interstate-15); 56.48 acres consist
of undeveloped lands potentially available for conservation, consisting predominantly of
Alberhill Creek and Collier Marsh; and 8.22 acres consist of undeveloped lands in the
southwestern corner of the Cell (opposite side of the proposed Project from Alberhill
Creek) that would not contribute to Reserve Assembly goals for Cell 4166.
The proposed and existing conservation (33.86 acres) is in the middle of the range
described for Cell 4166. The remaining undeveloped lands available for conservation
consist of Alberhill Creek, its adjacent floodplain and Collier Marsh. Most of these areas
are not likely to be developed. Cell 4166 is expected to exceed its goal with future
conservation in the Cell and additional lands are not needed from the Project besides
what is being proposed for conservation. The Reserve Assembly analysis for Cell
#4166 is summarized below in Table 3-2 and is depicted on Exhibit 5.
Table 3-2. Summary of Reserve Assembly for Cell 4166
Feature Acres Comment
Total Area of Cell 4166 161.77 Described 15 to 25% (25 to 41 acres) in the
northeastern portion
Proposed Project, Existing Development, Existing/Planned Roadways, Exempt Lands
Proposed Project 41.15 In the southwestern portion of the Cell
Existing Development 17.46 In the northeastern corner of the Cell opposite
Alberhill Creek
Covered Roads 4.61 Collier Avenue
Subtotal – Cell 4166 63.22
ARL Conserved Lands (Existing and Pending)
Proposed; Dedicated as part
of the Project
30.14 Central and northern portions of the Cell
Existing 3.72 Adjacent to Collier Avenue at eastern edge of the
Cell
Subtotal – ARL Conserved
Lands in Cell 4166
33.86
Undeveloped Lands Potentially Available for Conservation
Undeveloped land northeast
of the Project’s proposed
conservation
56.48 Includes the majority of Alberhill Creek and Collier
Marsh that is not yet conserved
Subtotal – Undeveloped 56.48
MSHCP Consistency Analysis
15
Lands in Cell 4166
Undeveloped Lands that would not Contribute to Reserve Assembly Goals
Undeveloped land southwest
of the Project’s onsite
development footprint
8.22 Opposite side of the Project site from the Project’s
proposed conservation and the described lands
for the Cell. Would not support Reserve
Assembly goals for the Cell.
Subtotal – Undeveloped
Lands in Cell 4166
8.22
Cell 4166 = Total Conserved
+ Undeveloped and
Available for Conservation
(does not include PQP
Lands)
90.34 Proposed and existing conservation (33.86 acres)
is in the middle of the range described for Cell
4166. The remaining undeveloped lands available
for conservation consists of Alberhill Creek, its
adjacent floodplain and Collier Marsh. Most of
these areas are not likely to be developed. Cell
4166 is expected to exceed its goal with future
conservation and additional lands are not needed
from the Project.
3.3.3 Cell Group W
Approximately 6.09 acres of the Project site is within Cell Group W (1.26 acres in Cell#
4060 and 4.83 acres in Cell# 4067), consisting of offsite improvements to Nichols Road
from the proposed intersection with Baker Street on the west to the existing Collier
Road intersection on the east. The MSHCP Criteria for the Cell Group states the
following:
Conservation within this Cell Group will contribute to assembly of Proposed Core 1.
Conservation within this Cell Group will focus on riparian scrub, woodland and forest
habitat associated with Alberhill Creek and adjacent coastal sage scrub and
grassland habitat. Areas conserved within this Cell Group will be connected to
coastal sage scrub, riparian scrub, woodland and forest habitat proposed for
conservation in Cell #3964 to the north, to coastal sage scrub habitat proposed for
conservation in Cell #4057 to the west, and to grassland, riparian scrub, woodland
and forest habitat proposed for conservation in Cell #4166 to the south.
Conservation within this Cell Group will range from 80%-90% of the Cell Group
focusing in the northwestern portion of the Cell Group.
The improvements within Cell Group W will occur to existing portions of Nichols Road,
which is a MSHCP Covered Road. As noted above, Nichols Road is identified as an
“expressway” in the General Plan Circulation Element, with a 184-foot ROW, and
therefore the MSHCP allowable covered width for permanent impacts for Nichols Road
within the Criteria Area is 184 feet, encompassing all road elements, including the road
shoulder. The Project proposes minor roadway resurfacing along the existing Nichols
Road segment between the proposed Nichols Road/Baker Street intersection and
MSHCP Consistency Analysis
16
Collier Avenue. The Nichols and Collier intersection may also include minor surface
improvements, revised lane striping and potential traffic control/signage improvements.
The proposed improvements will not exceed the maximum allowable covered width.
The Project will be consistent with Reserve Assembly requirements for Cell Group W.
4.0 VEGETATION MAPPING AND SPECIES COMPENDIA
This document includes vegetation mapping to reflect the existing conditions [Exhibit
7]. The 2012 MSHCP baseline identifies the majority of the Project site as Agricultural
Land, with the San Jacinto River and portions of the offsite areas as
Developed/Disturbed Land. However, the MSHCP requires that project-level
vegetation mapping be conducted for projects that (1) need to demonstrate
consistency with Criteria, (2) are subject to the Protection of Species Associated with
Riparian/Riverine and Vernal Pools policies included in Section 6.1.2 of the MSHCP,
(3) are subject to the Narrow Endemic Plant Species policies included in Section 6.1.3
of the MSHCP, (4) are subject to the Additional Survey Needs and Procedures
described in Section 6.3.2 of the MSHCP, (5) are seeking criteria refinements as
described in Section 6.5 of the MSHCP, and/or (6) need to demonstrate support of
Reserve Assembly. Since one or more of these apply to the Project, GLA performed
updated vegetation mapping for the Project site, including both onsite and offsite
improvements.
The RCA’s MSHCP Consistency Analysis template states that vegetation community
classification should utilize current industry standard practices (e.g., A Manual of
California Vegetation, 2nd Edition, Sawyer et al. 2009). Given the generally disturbed
and developed nature of the Project site, and for most areas the dominance of mixed
non-native vegetation, identifying vegetation series following the Manual of California
Vegetation was not practical. Furthermore, a portion of the proposed conservation area
contained vegetation that was more appropriate to classify as Playas and Vernal Pools
in keeping with the MSHCP baseline.
GLA mapped nine distinct vegetation/land use types for the Project site, including Akali
Grassland, Akali Playa, Disturbed/Developed, Open Water, Riversidean Sage Scrub,
Semi-Natural Herbaceous Grassland, Disturbed Semi-Natural Herbaceous Grassland,
Southern Willow Scrub and Vernal Pool. Table 4-1 provides a summary of the
vegetation types and their corresponding acreage. Descriptions of each vegetation type
follow the table. A Vegetation Map is attached as Exhibit 6. Photographs depicting the
Project site are shown in Exhibit 12.
MSHCP Consistency Analysis
17
Table 4-1. Summary of Vegetation/Land Use Types for the Project Site
Vegetation/Land Use Type
Inside
Criteria Cells
(acres)
Outside
Criteria Cells
(acres)
Total
(acres)
Alkali Grassland 3.59 0 3.59
Alkali Playa 0.73 0 0.73
Disturbed/Developed 9.62 8.72 18.34
Open Water 0.09 0 0.09
Riversidean Sage Scrub 2.49 0.52 3.01
Semi-Natural Herbaceous Grassland 38.88 30.83 69.71
Disturbed Semi-Natural Herbaceous
Grassland 20.71 5.56 26.27
Southern Willow Riparian Scrub 1.14 0 1.14
Vernal Pool 1.72 0 1.72
Total 78.97 45.63 124.60
Alkali Grassland
Alkali grassland covers 3.59 acres of the Project site on the northeast side of Baker
Street, primarily surrounding and/or associated with the vernal pools. Soil within these
areas is mapped as Willows silty clay, which consists of well-drained, moderately slow
permeable soils. Alkali grassland within the Project site includes alkali adapted plant
species as well as rare plants.
Dominant species within the meadow and marsh vegetation community include alkali
weed (Cressa truxillensis), silverscale saltbush (Atriplex argentea), alkali mallow
(Malvella leprosa), Harding grass (Phalaris aquatica), neckweed (Veronica peregrina),
and foxtail barley (Hordeum murinum). This vegetation category also supports a variety
of special-status plants including Coulter's goldfields (Lasthenia glabrata ssp. coulteri),
San Jacinto valley crownscale (Atriplex coronata var. notatior), and vernal barley
(Hordeum intercedens).
Alkali Playa
The Project site contains 0.73 acre of alkali playa, all of which occurs within the
proposed RCA Conserved Land. Alkali playas are also dry lakes or edges of dry lakes
that typically undergo periods of temporary inundation during the wet season and have
high concentrations of alkali salts (Holland 1986). As such, alkali playas are dominated
by plant species adapted to a salty substrate.
The disturbed alkali playa within the Project site is located within the Alberhill Creek
floodplain. Dominant species include alkali weed, alkali heath (Frankenia salina), salt
grass, silverscale saltbush, and bush seepweed (Suaeda nigra). The alkali playa
MSHCP Consistency Analysis
18
vegetation community within the Project site supports several rare plant species
including Coulter’s goldfields, San Jacinto Valley crownscale, and vernal barley.
Disturbed/Developed
The Project site contains 18.34 of disturbed/developed land consisting of paved roads,
unpaved access roads, and former residential lots. The disturbed/developed areas
occur primarily along Baker Street, both within RCA conserved land and impact areas.
The disturbed/developed portions of the site remain generally unvegetated, although
ruderal species occur intermittently within and along the edges of these areas.
Dominant species include coastal heron’s bill (Erodium cicutarium), Russian thistle
(Salsola tragus), London rocket (Sisymbrium irio), cheeseweed (Malva parviflora), and
summer mustard (Hirschfeldia incana).
Open Water
The Project site contains open water, covering approximately 0.09 acre. This land use
type consists of a perennial portion of Alberhill Creek which flows through the northern
limit of RCA conserved lands.
Riversidean Sage Scrub
A 3.01-acre patch of California Buckwheat Scrub occurs in the southwestern portion of
the Project site. This intact vegetation community occurs on a steep slope, contains clay
soils, and exhibits environmental characteristics typical of sage scrub communities such
as spaced apart shrubs providing an open canopy to allow for interspersed growth of
grasses and forbs.
The Riversidean Sage Scrub vegetation community is dominated by shrub species
including brittlebush (Encelia farinosa), California sagebrush (Artemisia californica),
black sage (Salvia mellifera), and California buckwheat (Eriogonum fasciculatum). The
understory consists of lower growing shrubs and perennial and annual herbs such as
common sandaster (Corethrogyne filaginifolia), clustered tarweed (Deinandra
fasciculata), blue dicks (Dichelostemma capitatum), wild cucumber (Marah
macrocarpa), California plantain (Plantago erecta), and splendid mariposa (Calochortus
splendens). Non-native grasses also occur in the understory including common
Mediterranean grass (Schismus barbatus) and various brome species (Bromus spp.).
Semi-Natural Herbaceous Grassland
The majority of the Project site consists of semi-natural herbaceous grassland. This
vegetation community comprises 69.71 acres and occurs throughout the entirety of the
site, in both RCA conserved lands and impact areas. Although these areas currently
remain largely undisturbed, the overall plant community exhibits significant historic
disturbance that removed the mosaic of native plants that would have otherwise been
present and replaced it with exotic species. As such, due to the current predominance
MSHCP Consistency Analysis
19
of non-native species, the term “semi-natural” is used to describe this herbaceous
grassland.
In early spring, before annual grasses emerge, this vegetation community is dominated
with common fiddleneck (Amsinckia intermedia), London rocket, cheeseweed, and
coastal heron’s bill. Also present in early spring are sporadically occurring patches of
native wildflowers including lupine (Lupinus bicolor), chick lupine (Lupinus microcarpus),
goldfields (Lasthenia californica), and red maids (Calandrinia menziesii). Then, in late
spring and early summer, this vegetation community is almost entirely dominated with
non-native grass species including red brome (Bromus rubens), ripgut brome (Bromus
diandrus), foxtail barley, and slim oat (Avena barbata).
Disturbed Semi-Natural Herbaceous Grassland
The Project site contains 26.27 acres of land mapped as disturbed semi-natural
herbaceous grassland. This vegetation community occurs in the central portion of the
site, bordering Baker Street on both sites, and also occurs in both RCA conserved lands
and impact areas. It is nearly identical to the vegetation community described above
(semi-natural herbaceous grassland); however, these areas currently experience more
disturbance in the form of routine mowing and disking. As such, the disturbed semi-
natural herbaceous grassland excludes pockets of native wildflowers and any
semblance of a historic native plant community.
The disturbed semi-natural herbaceous grassland is dominated with a variety of weedy,
annual species including summer mustard, stinknet (Oncosiphon piluliferum), prickly
lettuce (Lactuca serriola), London rocket, cheeseweed, coastal heron’s bill, red brome,
ripgut brome, foxtail barley, and slim oat.
Southern Willow Riparian Scrub
The Project site contains 1.14 acres of southern willow riparian scrub as part of RCA
conserved land, within and adjacent to Alberhill Creek. Southern willow riparian scrub
consists of dense, broadleaved, winter-deciduous stands of trees dominated by shrubby
willows (Salix spp.) in association with mule fat (Baccharis salicifolia). This vegetation
community contains an assortment of young and mature trees, with willows ranging
from 15- to 50-feet tall and is dominated by black willow (Salix gooddingii), red willow
(Salix laevigata), and arroyo willow (Salix lasiolepis). Other species sporadically
observed in association with this plant community include mule fat (Baccharis
salicifolia), tamarisk (Tamarix ramosissima), western ragweed (Ambrosia psilostachya),
big saltbush (Atriplex lentiformis), saltgrass (Distichlis spicata), and yerba mansa
(Anemopsis californica).
Vernal Pools
Three vernal pools occur within the Project site on the northeast side of Baker Street,
accounting for 1.72 acres. Vernal pools are ephemeral wetlands that form in shallow
depressions underlain by a substrate near the surface that restricts the downward