City of Carmel MTNP 05-11-16

CITY OF CARMEL-BY-THE-SEA
Planning Commission Report

May 11, 2016
To:
Chair Goodhue and Planning Commissioners
From:
Marc Wiener, Interim Community Planning and Building Director
Submitted by:
Michael Branson, City Forester
Subject:
Consideration of a five year, renewable Coastal Development Permit (CDP

16-155) for invasive species removal and maintenance activities in Mission
Trail Nature Preserve
Recommendation:
Approve the issuance of a five year, renewable Coastal Development Permit for invasive species
removal and maintenance activities in Mission Trail Nature Preserve.
Application: CDP 16-155
Location:
Mission Trail Nature Preserve
Applicant:
City of Carmel-by-the-Sea
APNs:
010-061-006, 010-061-007
010-061-008, 009-341-001
009-341-008
Background and Project Description:

The Mission Trail Nature Preserve (Preserve) was established as a natural parkland for passive
recreational use by City Council in 1979. The park boundaries encompass 35 acres of mostly
undeveloped lands and includes the Flanders Mansion, the Lester Rowntree Native Plant Garden
and the meadow of Martin Road. Primary uses include hiking, jogging, birding and relaxation in
a quiet natural setting.
The entire Preserve, except for the Flanders Mansion Parcel and the Lester Rowntree Native Plant
Garden, is designated as an Environmentally Sensitive Habitat Area (ESHA). ESHAs are defined in
the Citys Local Coastal Program/Land Use Plan (CDP/LUP) and in the California Coastal Act of
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CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

May 11, 2016
Staff Report
Page 2
1976 as any area in which plant or animal life or their habitats are either rare or especially
valuable because of their special nature or role in an ecosystem and which could be easily
disturbed or degraded by human activities and developments. In a more natural setting, ESHAs
would be self-sustaining and would not need active management. However, the Preserve is an
isolated remnant of a larger environmentally-sensitive area and is surrounded by urban
development. Active management is essential if the resource values of this habitat are to be
protected and preserved.
The Mission Trail Nature Preserve Master Plan (Attachment C) was adopted by the City in 1996
and incorporated into the Citys General Plan and LCP/LUP in 2004. The purpose of the Master
Plan is to establish and maintain long-range goals for preservation and use of the Preserve and
to guide the City in its decision making process concerning the management of the Mission Trail
Nature Preserve. Several goals, objectives and policies within the Master Plan identify the various
maintenance activities the City needs do in order to keep the Preserve in an attractive natural
state and define the scope of work for the Coastal Development Permit (CDP).
Staff Analysis:
A CDP is required under Chapter 17.52 (Permit Procedures) of the Citys Municipal Code. The
CDP will provide authorization for the City to perform regular maintenance activities such as road
clearance, hazardous tree removal, mowing, and trail maintenance, as well as invasive species
removal. Staff is requesting a five year, renewable permit due to the fact that many of the
maintenance activities are simple annual events such as mowing annual grasses for fuel reduction
while others such as invasive plant removal are multi-year endeavors just to get to a point of
control.
Individual projects that are outside of the scope of maintenance activities will require their own
separate CDP(s). Some activities within the drainage channel in the Preserve may also need a
Streambed Alteration Permit from the California Department of Fish and Wildlife prior to work
commencing.
In order to obtain an up-to-date biological habitat assessment and refine the implementation of
the Master Plan maintenance policies, the City retained the services of Nicole Nedeff, a
consulting ecologist, who created a Baseline Biological Assessment Report for the Preserve. Her
report is divided into two parts. Part 1 is the baseline biological assessment and addresses the
property description, geographic setting, land use, zoning, easements and infrastructure, natural
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May 11, 2016
Staff Report
Page 3
communities, and special status plant and animal species. Part 2 contains the management
recommendations and addresses the habitat management recommendations and special
projects including weed management, trail maintenance, parking strategies, rare plant
conservation, the Lester Rowntree Native Plant Garden and Flanders Mansion, stream
stabilization, and general property management. The report utilizes several maps and figures to
support the narrative.
Table 3 of the report is entitled: Priority Projects and Invasive Species Work Plan. This table, which
is included as Attachment D, provides a matrix of projects, action timelines, goals, treatments,
potential habitat impacts, follow-up needs, best management practices, and success criteria for
different habitats within the Preserve. This table sets forth a defined plan that the City will use
for the continued implementation of the Master Plan and its goals, objectives, and policies. Some
elements of Table 3 relate to future projects that would be processed with separate and
subsequent CDPs.
Scope of Work for this CDP: Various types of maintenance activities are identified in the Master
Plan particularly in sections C, D, E, and K. The proposed maintenance activities would help
advance the overall goals of the Master Plan by maintaining and enhancing the physical and
environmental attributes of the Preserve while avoiding and minimizing adverse environmental
impacts. The proposed activities covered by the CDP would further Goal G5-11 of the Master
Plan, which states:
Maintain Mission Trail Nature Preserve using great care to avoid the degradation of
resources.
Section F of the Master Plan includes the following objective:
O5-38
Manage environmentally sensitive habitats in Mission Trail Nature
Preserve to maintain and enhance their natural integrity. Preserve and protect the
Mission Trail Nature Preserve native plant, wild animal and bird population.
Specific maintenance activities that would be covered by this CDP are also reflected in policies
set forth in Section K of the Master Plan. These include the following:
P5-149
Repair stream bank deterioration as it occurs, and remove inert debris and
new growth to the extent that they prohibit water flow within the established channel.
(Annually: September October.)
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May 11, 2016
Staff Report
Page 4
P5-150
Clean and grade road shoulders and maintain culverts to ensure
continuous drainage. Trim vegetation to the extent necessary to allow access of
equipment. (Annually: September October.)
P5-151
P5-152
Place rip-rap to prevent erosion only in situations where private property
or public safety is at risk. (As needed.)
P5-153
Mow meadow grasses to reduce the risk of fire (June) if consistent with
special status plant management needs.
P5-154
annually.)
P5-155
Remove dead/hazardous trees only as needed. Leave dead trunks in
place when not hazardous to provide habitat for woodpeckers and other fauna.
P5-156
Remove fallen limbs and trees from the stream channels. (As needed.)
Maintain Serra trail to allow access of emergency vehicles. (Semi-
Conduct trail maintenance and clearance. (June August.)
Other policies within the Plan that address maintenance activities are:
P5-270
Continue the annual Monterey pine seedling planting during the winter
of each year (using the seed collecting guidelines of the Genetic Resources Conservation
Program of the University of California at Davis, in order to maintain appropriate genetic
diversity). Enhance efforts to replant and maintain native tree species similar to nearby
native riparian vegetation.
P5-118
Avoid removal or pruning of native riparian vegetation except for
drainage channel and road/trail clearance and/or for the purpose of new native
indigenous tree/shrub establishment.
P5-119
Remove by hand nonnative shrubs and their roots invading these areas
during late spring when soils are moist and before seed/seed pods become viable.
P5-122
Preserve.
Organize volunteer work groups to remove nonnative plants from the
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May 11, 2016
Staff Report
Page 5
P5-131
Remove fallen trees and limbs from the stream channels as needed.
Place natural boulders and creek cobbles to prevent erosion only in situations where
private property or public safety is at risk.
P5-124
Remove intentionally introduced plants and invasives by instituting an
annual program through joint efforts of contract workers and volunteers.
P5-133
P5-135
Preclude manmade objects from inhibiting drainage along the road in
Mission Trail Nature Preserve.
P5-136
Maintain the shoulders and cross flows on the Preserve bed to insure
surface water can easily enter the creek.
P5-137
Clean and grade road shoulders and maintain culverts at least twice yearly,
to insure continuous drainage. Trimming by the Forest, Parks, and Beach staff will be
conducted to the extent necessary to allow access by the City maintenance equipment
and fire apparatus.
Maintain the box culvert inlet adjacent to Rio Road to prevent flooding.
Specific provisions in the Master Plan directing the removal of invasive horticultural species
from the Preserve are the following:
O5-27 Reduce the introduction and population of invasive horticultural species in the
Preserve.
P5-22 Organize volunteer work groups to remove nonnative plants from the Preserve.
The California Department of forestry and Fire Protection Crews from Gabilan Camp
could be used to assist this effort.
P5-124 Consider removal of both intentionally introduced plants and invasives by

instituting an annual program through joint efforts of contract workers and volunteers.
While many of the maintenance activities and removal of non-native horticultural species will be
accomplished by hand or with simple hand tools, there will be a need for more specialized
equipment for certain elements, in particular for the removal of invasive trees. Special equipment
to be used includes work trucks of various size, chainsaws, backhoes, cranes, chippers, bucket
trucks, dumpsters, and stump grinders.
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May 11, 2016
Staff Report
Page 6
Environmental Review: The proposed project qualifies for a Class 4 Categorical Exemption from
CEQA requirements, pursuant to Section 15304 of the State CEQA Guidelines. Class 4 exemptions
are for Minor Alterations to Land and include alterations in the condition of land, water, and/or
vegetation, which do not involve removal of healthy or mature trees.
In order to comply with and complete all of the maintenance objectives with in the preserve each
activity will include the appropriate environmental impact avoidance measures as set forth in the
biological assessment. Table 3 of the assessment provides a work plan for the removal of invasive
species and other associated projects within the Preserve. Each work project in Table 3 identifies
the project, the goal of the project, preferred treatments potential habitat impacts, follow-up
treatments, best management practices, and success criteria. Additionally, each work project will
include a pre-project site visit by a qualified botanist or biologist to evaluate any changed
circumstances in the flora and fauna that may be affected, such as nesting birds and the following
special status and federal or state listed plant and animals in the Preserve:
Monterey Dusky-footed Woodrat

Monarch Butterfly winter roost
Yadons rein-orchid
Hickmans onion
Any work where these species are present will follow impact avoidance protocol(s) as set forth
in the biological assessment to prevent any long-term damage to the species and their habitat
within the Preserve. A qualified botanist or biologist will be retained prior to work in areas
known or suspected to have sensitive species and habitat to provide pertinent information and
direction regarding work where these species are present.
Additional project components that will be implemented for individual maintenance activities
include:
Seasonal limitations. Planned work in the riparian areas will be scheduled during the dry
months when there is less water around, access is improved, and soil compaction is less
likely.
Bird nesting. Projects involving invasive tree removal should be performed outside the
bird nesting season, or between September 1 and February 29. Any proposed tree or
brush removal within the nesting season (March 1 through August 31) will require a preproject bird nesting survey by a qualified biologist.
Trail closures. Some work activities will require temporary closure of roads and trails for
public safety while work is in progress. The duration of and trail closures will be limited
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May 11, 2016
Staff Report
Page 7
to the maximum practicable extent, and temporary trail closure signage installed on
either end of the work zone.
Fire safety and fuel loads. Fire safety activities will be completed prior to the declaration
of fire season (typically in late April or in May) for public safety. Consultation with the
local fire department staff will occur to help determine the scale and timing of these
activities.
Habitat restoration. Some maintenance activities will include site restoration to enhance
the habitat values of the Preserve upon completion. Removing large areas of invasive
trees or cape and English ivy are examples of activities that would require site
restoration with erosion control materials such as jute netting and reseeding or
replanting with native plants.
ATTACHMENTS:
Attachment A Findings
Attachment B Conditions of Approval
Attachment C Mission Trail Nature Preserve Master Plan
Attachment D Letter of Support from Friends of MTNP
Attachment E Baseline Biological Assessment Report, Table 3
Attachment F Baseline Biological Assessment Report, available on City website at:
http://ci.carmel.ca.us/carmel/index.cfm/government/city-meetings
agendas/planning-commission-meeting1/
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Attachment A Project Findings

DEPARTMENT OF COMMUNITY PLANNING AND BUILDING
FINDINGS FOR APPROVAL
Application:
APNs:
Location:
Applicant:
CDP 16-155
010-061-006, 010-061-007, 010-061-008, 009-341-001, and 009-341-008
CONSIDERATION:
Consideration of a five year, renewable Coastal Development Permit for invasive species
removal and maintenance activities in Mission Trail Nature Preserve
FINDINGS OF FACT:
1.
On April 19, 2016, a Coastal Development Permit (CDP) application was filed by the City
Public Works Department for a five year, renewable term program for invasive species
removal and maintenance activities in Mission Trail Nature Preserve.
2.
The proposed activities require a Coastal Development Permit under Section

17.52.100.E.3 of the Citys Municipal Code because a CDP is required for maintenance
activities in an environmentally sensitive habitat area and also because mechanized
equipment will be used for some of these activities.
3.
A public hearing was held by the Planning Commission on May 11, 2016, for
consideration of the CDP, with notice of said hearing published in the Carmel Pine Cone,
mailed to owners within 300 feet of the project site, and delivered to occupants within
100 feet of the project site at least 10 days prior to the public hearing.
4.
Staff from the Community Planning and Building Department evaluated the potential
environmental impacts of the project and determined that the project meets the criteria
for a categorical exemption under Section 15304 of the State Guidelines for the
Implementation of the California Environmental Quality Act (CEQA).
FINDINGS FOR APPROVAL:

After taking public testimony and hearing evidence from the City staff, the Planning
Commission makes the following findings:
32
CDP 16-155 (Mission Trail Nature Preserve Maintenance Program)

Findings for Approval
May 11, 2016
Page 2
1.
The project, as conditioned, is consistent with the General Plan of the City of Carmel,
including the Local Coastal Program and Title 17 (Zoning) of the City Municipal Code. In
compliance with the Citys requirements, a Coastal Development Permit has been
requested and is approved.
2.
The project, as conditioned, is consistent with and implements the Mission Trail Nature
Preserve Master Plan, which is an appendix to the Citys Local Coastal Program.
3.
The proposed project is consistent with the land use designation of the site.
4.
The proposed project, as conditioned, will not generate adverse impacts to the Mission
Trail Nature Preserve or surrounding properties.
5.
The proposed project, as conditioned, will not be injurious to public health, safety or
welfare.
6.
The Planning Commission has considered the CEQA Categorical Exemption and
determines that the Categorical Exemption has been prepared in compliance with CEQA
and is adequate for this project.
7.
The documents and other materials that constitute the record of proceedings upon
which this decision is based are in the custody of the Community Planning and Building
Department of the City of Carmel-by-the-Sea located at Monte Verde Street between
Ocean and 7th Avenues, Carmel-by-the-Sea, California, 93921.
33
Attachment B Conditions of Approval

DEPARTMENT OF COMMUNITY PLANNING AND BUILDING
CONDITIONS OF APPROVAL
Application:
APNs:
Location:
Applicant:
CDP 16-155
010-061-006, 010-061-007, 010-061-008, 009-341-001, and 009-341-008
AUTHORIZATION:
1.
This CDP authorizes an initial 5-year period of maintenance activities in the Mission Trail
Nature Preserve (Preserve) with the intention of renewal and extension as set forth in
Special Condition #6 below. The scope of the maintenance activities is as set forth in
the 1996 Mission Trail Nature Preserve Master Plan, which is an appendix to the Citys
certified Local Coastal Plan, and as refined in the 2015 Baseline Biological Assessment.
In addition to the routine seasonal and annual maintenance activities within the
Preserve, this CDP also authorizes an invasive species removal program as described in
the Baseline Biological Assessment.
2.
Activities authorized by this CDP include weed management, trail maintenance, parking
strategies, rare plant conservation, the Lester Rowntree Native Plant Garden and
Flanders Mansion, stream stabilization, and general property management.
Maintenance activities including invasive species removal are to be conducted during
normal working days and hours, except for emergency work which may be conducted
off-hours if necessary for public safety or to avoid environmental impacts.
3.
Mechanized equipment such as work trucks of various size, chainsaws, backhoes,

cranes, chippers, bucket trucks, dumpsters, and stump grinders are authorized under
this CDP.
4.
The initial term of this permit is for 5 years (through May of 2021). Following the fifth
year and before a sixth-year event is approved, the item shall return to the Planning
Commission for discussion on any issues or suggested improvements. The Planning
Commission may add or amend the conditions of approval, or may decline to extend the
permit. Should there not be any issues, the permit may be extended for another 5-year
period or for some other term acceptable to the Planning Commission.
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Conditions of Approval
May 11, 2016
Page 2
SPECIAL CONDITIONS:
5.
For each year of the permit, the City shall maintain a list of specific activities carried out
under the permit and by June 30th of each year provide a year-end summary of such
activities to the Community Planning and Building Director for distribution to and
presentation before the Planning Commission at the Commissions July or August
meeting.
6.
In April or May of 2021, and prior to the expiration of any extended term for the CDP,
the activities authorized under this CDP will be reviewed by the Planning Commission at
a duly-noticed public hearing with the CDP will be considered for extension and renewal
for an additional 5-year period or for some other term acceptable to the Planning
Commission. As part of this extension request, an updated biological assessment may
be prepared and provided to the Planning Commission for review.
7.
The activities authorized by this permit shall adhere to the impact avoidance
components as set forth in the Baseline Biological Assessment and as summarized in the
staff report for this item. These include:
a. Seasonal limitations. Planned work in the riparian areas will be scheduled during the
dry months when there is less water around, access is improved, and soil
compaction is less likely;
b. Bird nesting. Projects involving invasive tree removal should be performed outside
the bird nesting season, or between September 1 and February 29. Any proposed
tree or brush removal within the nesting season (March 1 through August 31) will
require a pre-project bird nesting survey by a qualified biologist;
c. Trail closures. Some work activities will require temporary closure of roads and trails
for public safety while work is in progress. The duration of and trail closures will be
limited to the maximum practicable extent, and temporary trail closure signage
installed on either end of the work zone;
d. Fire safety and fuel loads. Fire safety activities will be completed prior to the
declaration of fire season (typically in late April or in May) for public safety.
Consultation with the local fire department staff will occur to help determine the
scale and timing of these activities;
e. Habitat restoration. Some maintenance activities will include site restoration to
enhance the habitat values of the Preserve upon completion. Removing large areas
of invasive trees or cape and English ivy are examples of activities that would require
site restoration with erosion control materials such as jute netting and reseeding or
replanting with native plants.
35

Conditions of Approval
May 11, 2016
Page 3
8.
In the event of unanticipated issues associated with the project, this permit may be
scheduled for reconsideration by the Planning Commission to amend the permit or
conditions as necessary.
36
Attachment C
MISSION TRAIL
NATURE PRESERVE
MASTERPLAN
37
Mission Trail Nature Preserve Master Plan
MISSION TRAIL NATURE PRESERVE

MASTERPLAN
TABLE OF CONTENTS
A. Introduction
B. Purpose of Master Plan
C. Vegetation
D. Wetlands and Riparian Habitats
E. Drainage
F. Public Uses
G. Lester Rowntree Native Plant Garden
H. Flanders Mansion
I. Stewardship Program
J. Parking
K. Use of Mechanized Equipment

L. Maps
Page 1 of 15
38
MISSION TRAIL NATURE PRESERVE MASTER PLAN
A.
INTRODUCTION
IDSTORY OF TilE PARK
Mission Trail Nature Preserve, designated a nature park in 1979,
approved by the Carmel-by-the-Sea Forest and Beach Commission and
adopted by the City Council, has been established as a natural parkland
for passive recreational use. The park boundaries encompass 35 acres of
unspoiled native vegetation and includes the Flanders Mansion, the Lester
Rowntree Native Plant Garden and the meadow off Martin Road.
The Preserve affords the user the opportunity to enjoy the natural beauty
of seasonal growth and change of flora and fauna, to walk the trails, and
to take in the grandeur of the expansive vistas, particularly those of the
Fish Ranch, Point Lobos, Carmel Mission, and Carmel Bay.
Stately pines, oaks and a pure stand of toyon dominate the northern
reaches of the Preserve, while a dense stand of willow shrouds the lowlying flood plain to the south.
During any season of the year various birds (more than 50 species) can be
seen, and displays of native grasses, trees, shrubs, and wildflowers can be
viewed as one hikes along the three miles of trails within the Nature
Preserve boundaries. Each new season announces the subtle alterations in
the character of the Preserve vegetation and provides new color displays
for the avid occasional hiker.
B.
MASTER PLAN
Most of Mission Trail Nature Preserve is designated as an
Environmentally Sensitive.Habitat Area (ESHA). ESHA's are defined in
Section 30107.5 of the California Coastal Act of 1976 as "any area in
which plant or animal life or their habitats are either rare or especially
valuable because of their special nature or role in an ecosystem and which
could be easily disturbed or degraded by human activities and
Page 2 of 15
39
developments.'' In a natural setting, ESHA's would be fully selfsustaining and would not need active management. Mission Trail Nature
Preserve an isolated remnant of a larger environmentally sensitive area, is
now surrounded by urban development. Active management is essential if
resource values of this habitat are to be protected and preserved.
The purpose of the Master Plan is twofold:
1. To establish and maintain long-range goals for preservation and
use of the Mission Trail Nature Preserve.
2. To guide the City in its decision making process concerning the
management of the Mission Trail Nature Preserve.
The Master plan has evolved over a period of years through data gathered
from a report prepared by Jones and Stokes Associates, staff analysis, and
public input. It consists of both written policies and a physical map of the
park. Throughout the process, citizen input evaluating past City actions
and suggesting further directions has been actively encouraged. The
Mission Trail Park Advisory Committee was assigned the task of
preparing the Master Plan by the City Council. Its members are: Russell
Gifford, Roberta Bialek, Tim Zorach, ~teve Brooks, and Wayne Earls
(non-voting members are Gary Olsen, representative from the Rowntree
Native Plant Garden and Maxine Jennings, representative from the
Recreation Commission).
The Format of the Master Plan is similar to the City's General Plan. It is
divided into sections relating to specific areas of the Nature Preserves,
physical features , fire suppression, vegetation, trails and public use.
Within each of these sections, goals are established, objectives identified,
followed by policies supporting the objectives. It is intended that all
policies under each objective have equal weight. Naturally, when making
decisions based on the policies in this Master Plan, some policies will
have greater bearing on the matter at hand than do other policies under the
same objective.
The identification number of goals, objectives, and policies in the Mission
Trail Nature Preserve Master Plan is correlated to the numbering order in
the adopted Local Coastal Program of Carmel-by-the-Sea and thus may
not appear in sequential order in this Plan.
Page 3 of 15
40
C.
VEGETATION
Mission Trail Nature Preserve supports a mosaic of vegetation consisting
of a Monterey pine forest on inland granitic bedrock and old dunes,
central coast arroyo willow riparian forest, box elder and cottonwood
trees, wetland drainage, wet meadow, coast live oak woodland, coastal
terrace prairie, and horticultural plantings.
GS-8
Preserve the forested tranquil atmosphere of the Mission

Trail Nature Preserve.
05-25
Preserve and enhance the vegetative diversity in

Mission Trail Nature Preserve consisting of Monterey
pine forest, central coast willow riparian forest, wet
meadow, coast live oak woodland, redwood, box
elder, cottonwood, coastal terrace prairie, and
horticultural plantings.
P5-270
Continue the annual Monterey pine seedling planting

during the winter of each year (using the seed
collecting guidelines of the Genetic Resources
Conservation Program of the University of California
at Davis, in order to maintain appropriate genetic
diversity). Enhance efforts to replant and maintain
native tree species similar to nearby native riparian
vegetation.
P5-118
Avoid removal or pruning of native riparian

vegetation except for drainage channel and road/trail
clearance and/or for the purpose of new native
indigenous tree/shrub establishment.
05-26
Enhance coastal terrace prairie on the west and south

facing slopes in the Martin Road parcel and between
the Outlet meadow and Ladera Drive.
P5-119
Remove by hand nonnative shrubs and their roots

invading these areas during late spring when soils are
moist and before seed/seed pods become viable.
Page 4 of 15
41
PS-120
Avoid further erosion and loss of native coastal and

terrace vegetation.
05-27
Reduce the introduction and population of invasive

horticultural species in the Preserve.
PS-129
Provide residents of adjacent properties with a list of

plants that are compatible with the. native vegetation
of the Preserve. Encourage use of this list as a guide
for planting private landscapes. Additionally, provide
a list of invasive plants to avoid.
PS-122
Organize volWlteer work groups to remove nonnative

plants from the Preserve. The California Department
of Forestry and Fire Protection crews from Gabilan
Camp could be used to assist this effort.
05-29
Monitor and protect the Hickman's onion population

found in the Preserve.
PS-126
Consider retaining a qualified volunteer botanist to

monitor the population of Hickman's onion to
determine if current management practices and public
use of the coastal terrace prairie are affecting the
viability of the population.
PS-127
Limit access in the coastal terrace pra1ne during

winter and spring months when the soil disturbance
could affect the species.
05-30
Maintain and enhance habitat for Monterey DuskyFooted Woodrat (a special status wildlife species), in
accordance with recommendations of a qualified
wildlife biologist.
PS-128
Consider retaining a volunteer biologist to monitor

the rat's population and develop a management plan
to help ensure its survival.
Page 5 of 15
42
D.
WETLANDS AND RIPARIAN HABITATS

Central coast arroyo willow riparian forest occurs as a dense, multilayered forest along the western boundary of the park. Riparian forest
also occurs along a perennial drainage near the western boundary of the
Mission Trail Nature Preserve. The riparian forest is characterized by a
canopy layer of black cottonwood and arroyo willow and a sub-canopy of
shrub-size arroyo willow and dogwood.
Wet meadow dominates the southern end of the Preserve. The wet
meadow is characterized by a mix of wet meadow species, grassland
species, and introduced grasses.
GS-9
Protect, maintain and enhance the rare coastal habitats

and associated plants and animals within Mission Trail
Nature Preserve.
05-31
Maintain natural drainage patterns except where

erosion or human safety problems may be created.
Maintain the existing creek bed and preclude it from
becoming debris clogged.
Encourage/allow the
channelized ditch to revert to a more natural channel
in order to enhance the park's wetlands (riparian
forest. wet meadow) and natural character.
PS-131
Remove fallen trees and limbs from the stream

channels as needed. Place natural boulders and creek
cobbles to prevent erosion only in situations where
private property or public safety is at risk.
05-28
Prepare annual maintenance plans for habitats within

the Preserve. Encourage native vegetation to reestablish on sites previously mowed, cut, or invaded
by exotic species.
P5-123
Allow willows to grow in the riparian corridor and

the wet meadow.
P5-124
Consider removal of both intentionally introduced

plants and invasives by instituting an annual program
Page 6 of 15
43
through joint efforts of contract workers and

volunteers.
E.
P5-125
Research the most appropriate time for mowing

grasses to encourage the growth of native plants and
discourage exotics and schedule accordingly.
P5-130
Prohibit cleaning of City maintenance equipment in

the Preserve.
DRAINAGE
Two main perennial drains and smaller drainages transect Mission Trail
Nature Preserve. The main perennial drainage begins at the northern end
of the Preserve, runs along the western boundary, and forks near the
center. At the northern end, the drainage bottom is generally unvegetated. The canyon sides are vegetated with Monterey pine and coast
live oak with a dense understory of French broom, German ivy, English
ivy, and California blackberry. French broom dominates the banks along
the northern portion of the drainage, grading into a dense central coast
arroyo willow riparian forest (near 11th Street entrance to the Preserve at
Willow Trail.) Redwood, bay tree (Umbellularia californica), and
bamboo (Bambusa sp.) also occur in localized portions of the drainage.
To preserve the natural drainage of Mission Trail Nature
Preserve and enhance wetlands.
P5-132
Repair stream bank deterioration as it occurs, and

remove inert debris and new growth to the extent that
they prohibit water flow within the established
channel. Projects of this nature shall be reviewed by
the Forest and Beach Commission, similar to its
review of street projects.
P5-133
Maintain a box culvert inlet adjacent to Rio Road to

prevent flooding.
P5-134
Consult with appropriate agencies regarding wetland

management.
Page 7 of 15
44
PS-135
F.
Preclude manmade objects from inhibiting drainage

along the road in Mission Trail Nature Preserve.
P5-136
Maintain the shoulders and cross flows on the

Preserve bed to insure surface water can easily enter
the creek.
P5-137
Clean and grade road shoulders and maintain culverts

at least twice yearly, to insure continuous drainage.
Trimming by the Forest, Parks, and Beach
Department will be conducted to the extent necessary
to allow access by the City maintenance equipment
and fire apparatus.
PUBLIC USES
Mission Trail Nature Preserve is open to the public for passive
recreational use. Primary uses include hiking, jogging, birding, and
relaxation in a quiet natural setting. There are five Preserve entrances:
Mountain View Avenue, Rio road, 11th Avenue, Martin Road, and Hatton
Road. These entrances lead to a series of trails meandering throughout
the Preserve. This series of trails exceeds three miles in length and is
intended for foot traffic only.
Provide reasonable low-impact uses of Mission Trails
Nature Preserve for the enjoyment of its natural
surroundings and plant and wildlife inhabitants.
05-32
P5-138
Maintain and make available an up-to-date printed

brochure that offers Preserve users helpful
information. The brochure would also offer
appropriate explanations for Preserve use restrictions.
05-38
Manage environmentally sensitive habitats in Mission

Trail Nature Preserve to maintain and enhance their
natural integrity. Preserve and protect the Mission
Trail Nature Preserve native plant, wild animal and
bird population.
Page 8 of 15
45
G.
LESTER ROWNTREE NATIVE PLANT GARDEN

The Lester Rowntree Native Plant Garden was created to provide a quiet
nature study area where native California trees, shrubs and plants are
grown for exhibition and study and displayed to enhance the natural
beauty of the area. It is located just off Hatton Road and is approximately
one acre m stze.
Maintain the Rowntree Native Plant Garden, within
Mission Trail Nature Preserve as an area where the
general public can view and study native California
plants and trees. The goal is that the knowledge gained
will lead to an expanded use of California native plants in
private landscapes.
05-33
P5-144
Create and maintain a demonstration garden for

native flowers in Mission Trail Nature Preserve.
P5-145
Label native plants and areas in the garden at Mission

Trail Preserve with identifying and explanatory
information.
05-34
Consider establishing a Volunteer Committee to assist

the Forest, Parks, and Beach Director and staff in the
responsibility for the garden at Mission Trail Nature
Preserve.
P5-146
Maintain communication between Forest and Beach

Commission and Monterey Bay Chapter of the
California Native Plant Society.
P5-147
Recruit and train volunteers to plant, weed, water and

care for the garden in Mission Trail Nature Preserve
under the direction of the Forest, Parks, and Beach
Department staff.
P5-148
Schedule and advertise volunteer work days as needed

to maintain the garden in Mission Trail Nature
Preserve.
Page 9 of 15
46
H.
FLANDERS MANSION
The Flanders' Mansion, called "Outlands" by Mrs. Grace Flanders, was
completed in May of 1925. At that time the Flanders family moved in
and the mansion remained in private hands until 1971 when the City of
Carmel purchased it for $275,000. The Mansion is an intrinsic part of
Mission Trail Nature Preserve and the surrounding area. Any use found
for the Mansion should satisfy the following goals.
PS-141
If retained by the City, preserve the Outlands property
and grounds at Mission Trail Nature Preserve consistent

with its status as a nationally registered historical
resource.
PS-142
If retained by the City, utilize the Outlands property at

Mission. Trail Nature Preserve in a manner beneficial to
the residents of Carmel-by-the-Sea while minimizing its
expense to the City.
PS-143
If retained by the City, support uses at the Outlands

property that are compatible with its location in Mission
Trail Nature Preserve and adjacent to the Rowntree

Native Plant Garden and Hatton Road neighborhood.
I.
STEWARDSHIP PROGRAM
The ESHA boundaries could oot-be extended beyond the Preserve
boundaries to include adjacent private land. Habitats do not follow man
made area designations. Stewardship policies for ESHA and other areas
within the City in included in the ESHA section of the adopted Local Use
Plan of the Local Coastal Program.
J.
PARKING AND ACCESS

There is no private vehicle access to the Preserve proper. Vehicles may
enter from Hatton Road via a driveway that leads to the Flanders'
Mansion. Space is available for parking near the Mansion for a limited
number of vehicles. The City has considered several parking alternatives
Page 10 of 15
47
around the Mansion. However, a consensus as to the most appropriate

location(s) has not been achieved.
PS-140
K.
Formalize a trail through Martin Meadows.
USE OF MECHANIZED EQUIPMENT

GS-11
Maintain Mission Trail Nature Preserve using great care

to avoid the degradation of resources.
05-35
Implement the Mission

maintenance provisions.
Trail
Nature
Preserve
P5-149
Repair stream bank deterioration as it occurs, and

remove inert debris and new growth to the extent that
they prohibit water flow within the established
channel. (Annually: September- October.)
P5-150
Clean and grade road shoulders and maintain culverts

to ensure continuous drainage. Trim vegetation to the
extent necessary to allow access of equipment.
(Annually: September- October.)
P5-151
Removal of fallen limbs and trees from the stream

channels. (As needed.)
P5-152
Place rip-rap to prevent erosion only in situations

where private property or public safety is at risk. (As
needed.)
P5-153
Mow of meadow grasses to reduce the risk of fire

(June.) if consistent with special status plant
management needs.
P5-154
Maintain Serra trail to allow access of emergency

vehicles. (Semi-annually.)
P5-155
Removal of dead/hazardous trees only as needed.

Leave dead trunks in place when not hazardous to
provide habitat for woodpeckers and other fauna.
Page 11 of 15
48
PS-156
Conduct trail maintenance and clearance. (June August.)
The Forest, Parks, and Beach Director is responsible for monitoring these
activities and reporting to the Forest and Beach Commission scheduled
tasks and their results. An annual report will be prepared for the Forest
and Beach Commission review before submittal to the Coastal
Commission.
L.
MAPS
1. Jones and Stokes Associates, Inc. map: Location of Special-Status
Species, Vegetation Types, and ESHA Boundary at Mission Trail
Nature Preserve.
2. Map showing nature trail, service roads, and entrances to Mission

Trail Nature Preserve.
3. Map of Park Overlay District adjacent to Mission Trail Nature
Preserve.
Map 1
Page 12 of 15
49
Mission Trail Park (Nature Preserve) Master Plan
Map 1
l.ogonct
~l'iMr'>Cfut<~~~ln'-'dGtwic a.<~~
f.t;._..3 ~Pitlt~CIIlGiiOicuiOI.M~
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f!wt~~Mou~ 00..~81 t'a'*' Pfii.N
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50
Map2
51
Map3
52
Attachment D
~- - --:::>.:_:.
.... - .
FRIENDS:OF MISS~O~ '!.AAJL NATU.RE. PRESERVE..
. .
.
,_.-:< ""'.
... . .
. .
~
.
~- ~
RECEIVED
APR
~,
City of Cormel-oy-the-Seo
Planning & Building Dept.
- - - - - - - - - - - - - To: Members of Carmel-by-the-Sea Planning Commission
---------- -~
- -
.... -. ::
Re: Consideration of a five year, renewable Coastal

Development (COP 16-155) for invasive species removal
and maintenance activities in Mission Trail Nature
Preserve on May 11, 2016
--
- ------~~
Friends of Mission Trail Nature Preserve (FOMTNP) is an official support group of the
City of Carmel. One of the reasons that FOMTNP was formed was to support the full
implementation of the Mission Trail Nature Preserve Master Plan (Master Plan)
because, although the City had carried out certain projects in the Preserve since the
Master Plan was adopted in 1996, it had neglected to fully implement the Master Plan.
The Master Plan was incorporated into Carmel's Local Coastal Land Use Plan in 2003.
In particular, the City had failed to institute action to carry out policies in the Master Plan
mandating actions to curtail the invasive horticultural species in the Preserve and to
perform many needed maintenance activities.
In particular, because the invasive species have not been removed or controlled for so
many years, they have expanded their reach enormously, resulting in a situation which
threatens the very nature of the Preserve as intended by the Master Plan. "Natural
resource values and commensurate habitat for special status species are being
lost." (BBA (see below), page 41) This loss, unless truncated and remediated, threatens
to destroy the very nature of the Preserve.
53
Since its formation, FOMTNP members have expended over 5,000 work hours in
pursuit of its purposes. At first, FOMTNP's actions were primarily to perform physical
work in the Preserve, such as working, within its capabilities, on removing invasive
plants from limited areas and improving trails. In 2012, FOMTNP became incorporated
as a non-profit corporation and was accepted as an official Support Group of the City.
Then FOMTNP commenced interface with City staff with the goal of inducing the City to
fully implement the Master Plan. Working with City staff, the City key initiative of
implementation of the Master Plan was adopted by the City Council in 2014. Since that
time, the City's policy has been full implementation of the Mission Trail Nature Preserve
Master Plan and the City Council has budgeted funds for projects toward this end.
In the course of proceeding toward implementation of actual projects in the Preserve,
City staff found that, because the entire Preserve (exclusive of Flanders Mansion and
the Lester Rowntree Native Plant Garden) was in an Environmentally Sensitive Habitat
Area (ESHA), the City's ESHA overlay ordinance could be applicable to such projects. If
so, such projects would require a Coastal Development Permit (COP). Interface
between Public Works Department staff and Community Planning staff revealed that, if
the ESHA overlay ordinance were applicable (i.e. such projects fell within the definition
of "developments in the ESHA overlay ordinance) and there were no exceptions to its
applicability under CMC 17.52 (governing Planning Commission procedures for
issuance of permits), a biological resources report would be necessary for inclusion in
the application for the COP. So that projects did not get mired in questions of what might
be a "development" or what exemptions from COP requirements might apply, a
determination was made by staff that a "blanket" COP would be pursued for projects in
the Preserve which are designed to carry out the Master Plan provisions. Therefore,
City staff retained Nicole Nedeff, to prepare the biological assessment. Under contract
with the City, Ms. Nedeff produced the "Baseline Biological Assessment-Mission Trail
Nature Preserve", dated January 20, 2016 (the "BBA").
In February, 2016, the City's Forest and Beach Commission unanimously approved the
entire BBA and recommended that the Planning Commission proceed to issue the COP
for the implementation of the Master Plan.
Substantively, as the projects for which the COP is sought are entirely to carry out the
Master Plan, which is part of the City's duly adopted Local Coastal Land Use Plan, it
would appear that the considerations of the Planning Commission regarding the COP
are limited to the following questions:
(1) Are the projects designed to carry out the Master Plan?
(2) If so, are the projects consistent with protection of the ESHA?
The answer to (1) above, obviously, is "yes", as that is their sole purpose.
2.
54
The answer to (2) above is "yes". The projects are designed specifically to protect the
ESHA, as set forth in the body of the staff report of Michael Branson, City Forester,
which are incorporated into paragraph 7 of the SPECIAL CONDITIONS of the permit:
"In order to comply with and complete all of the maintenance objectives
within the preserve each activity will include the appropriate environmental
impact avoidance measures as set forth in the biological assessment. Table 3 of
the assessment provides a work plan for the removal of invasive species and
other associated projects within the Preserve. Each work project in Table 3
identifies the project, the goal of the project, preferred treatments, potential
habitat impacts, follow-up treatments, best management practices, and success
criteria. Additionally, each work project will include a pre-project site visit by a
qualified botanist or biologist to evaluate any changed circumstances in the flora
and fauna that may be affected, such as nesting birds and and the following
special status and federal or state "listed" plant and animals In the
Preserve:
(list omitted here)
"Any work where these species are present will follow Impact avoidance
protocol(a) as set forth in the biological assessment to prevent any long-term
damage to the species and their habitat within the Preserve. A qualified botanist
or biologist will be retained prior to work in areas known or suspected to have
sensitive species and habitat to provide pertinent information and direction
regarding work where these species are present."
The staff report then sets forth additional protective project components.
The Friends of Mission Trail Nature Preserve strongly endorses the issuance of the
CDP by the Planning Commission, as requested.
Friends of Mission Trail Nature Preserve

By I(
J-.-:... ;/
~/~"
Francis P. Lloyd, its president

*Attached is a summary of some highlights leading up to the application for the COP.
3.
55
Friends of Mission Trail Nature Preserve

Highlights leading to Coastal Development Permit application regarding Mission
Trail Nature Preserve
1970s: Acquisition of the Preserve in three parts:

17.50 acres acquired from William Doolittle (bargain sale)
14.5 acres purchased from the Flanders estate (including house)
2 acres (Martin Meadows) acquired
1979: Preserve designated by the City of Carmel as a nature park
1996: Mission Trail Nature Preserve Master Plan developed and adopted by City
1990s : Karen and Hugo Ferlito, Marsha Zelus and Big Sur Land Trust acquire property
surrounding the Eleventh Street entrance to the preserve and impose a scenic
easement on that property, to protect that area from development encroaching on
the preserve
2003: Mission Trail Nature Preserve Master Plan incorporated into City of Carmel's
General Plan and Local Coastal Program Land Use Plan
2009: Friends of Mission Trail Nature Preserve founded to support preserve
Friends of Mission Trail Nature Preserve commences monthly work parties in the
preserve involving projects of removal of invasive plants and trail maintenance
(activity continues to the present and has been coordinated, periodically, with
work parties from MEarth, local students, Boy Scouts and Carmel Rotary Club,
all under direction of Mission Trail Nature Preserve's vice-president for preserve
operations, Greg D'Ambrosio)
Friends of Mission Trail Nature Preserve begins developing specific projects in
the preserve and advocating for their completion by the City (This process has
been continuing since that time, including periodic meetings with City staff and
numerous appearances at meetings of City Beach and Forest Commission, City
Historical Review Board, City Planning Commission and City Council)
Friends of Mission Trail Nature Preserve begins preparation of booklet "Mission
Trail Nature Preserve-Yesterday, Today & Tomorrow", an account of human and
ecological history of the preserve (completed in draft form, used for some
informative purposes, but not yet published)
1.
56
2012: Friends of Mission Trail Nature Preserve incorporated as a non-profit corporation

Friends of Mission Trail Nature Preserve designated as an official Support
Group of the City of Carmel by the Carmel City Council
2013 : Friends of Mission Trail Nature Preserve granted federal501 (c) (3) tax exempt
status by IRS and California state tax exempt status
Friends of Mission Trail Nature Preserve prepared and published the
comprehensive "Report on Proposed Projects for Mission Trail Nature Preserve
to Further Implement Carmel 's General Plan and MTNP Master Plan" (the "blue
book") and presented it to Carmel's Forest and Beach Commission and City staff
Friends of Mission Trail Nature Preserve assumes responsibility for maintenance
of Lester Rowntree Native Plant Garden after request that it do so by the Lester
Rowntree Native Plant Committee, which had managed the garden since its
inception
Friends of Mission Trail Nature Preserve begins work with the City of Carmel
toward goal of having the City achieve full implementation of the Mission Trail
Nature Preserve Master Plan
2014: City Council of City of Carmel includes the implementation of the Mission Trail
Nature Preserve Master Plan as part of its key initiatives
City Council of City of Carmel includes the improvement of the Mountain View
entrance to the preserve in its Capital Improvement Program, a project conceived
by the Friends of Mission Trail Nature Preserve, as well as other projects in the
preserve proposed by the Friends of Mission Trail Nature Preserve, and funds
them in its 2014/2015 fiscal year budget. {Note: These projects have been
carried over to the present and future budgets, as navigating the city process
necessary before actual work on them can proceed has been extended. On site
work on The Mountain View entrance improvement is scheduled to begin in May,
2016)
2015: City Council of City of Carmel includes implementation of the Mission Trail Nature
Preserve Master Plan as an element of its objective to preserve the community
character of the City
City of Carmel contracts with Nikki Nedeff, Consulting Ecologist, for preparation
of the Baseline Biological Assessment (BBA) of Mission Trail Nature Preserve, as
a foundation for fully implementing the Mission Trail Nature Preserve Master Plan
2.
57
2016: BBA is completed, including a comprehensive list of projects necessary for full
implementation of the Mission Trail Nature Preserve Master Plan
Forest and Beach Commission of City of Carmel unanimously requests the the
City Public Works Department to proceed with obtaining of permits, as
necessary, in order to fully implement the projects in the BBA
Pending proposed Capital Improvement Plan and 2016/2017 budget of the City
of Carmel includes $78,250 in funds for beginning projects in the BBA toward
fully implementation of the Mission Trail Nature Preserve Master Plan
Carmel Planning Commission is to hear the application of the Carmel Public
Works Department for a Coastal Development permit, so that full implementation
of the Mission Trail Nature Preserve Master Plan can proceed
3.
58
59
TABLE 3- PRIORITY PROJECTS AND INVASIVE SPECIES WORK PLAN
Attachment E
Immediate Action = Complete within 3 years

Long-term Action = Initiate within 5 years
Routine Action = Areas where ongoing, continuous action occurs as part of regular maintenance
BEST MANAGEMENT I SUCCESS CRITERIA
PRACTICES- Always
HABITAT MANAGEMENT
ZONE, PRIORITY & PROJECTS
GOAL
PREFERRED
TREATMENT
POTENTIAL IMPACTS I FOLLOW-UP

TO HABITAT
TREATMENT
Remove Cape ivy, English ivy,

hemlock, wild radish, curly
dock, Himalayan blackberry,
Crocosmia, Echium and other
weedyforbs
Total eradication of
limited infestations.
Minimal, localized
ground disturbance.
Immediately treat
new shoots with
herbicide or hand
pull or grub. Bag for
disposal. On-going
monitoring and
treatment will be
required.
Minimize ground
disturbance- if
needed, cover
treated area with
native chips or duff.
Allow native species
to revegetate
naturally.
Reduction in extent
and containment of
ivy; eradication of
invasive forbs in 3
years.
* Misc. invasive grasses in

matrix of Wetland indicators
(Bermuda and Kikuyu, in
particular)
Total eradication
Hand pull, or grub

out. Cut English ivy
vines in trees at
ground level and
spot-treat stems
with herbicide.
Consider green
flaming or foliar
chemical application
in spring. Bag and
of biomass.
Hand pull or grub
out
Ground disturbance
with barren areas
Hand pull or grub.

On-going monitoring
and treatment will
likely be required.
Allow native grasses

to cover site and
revegetate Ia rge
barren areas with
plugs of Santa
Barbara sedge and
creeping wild
ryegrass. Control
sediment during
revegetation process
with silt fencing
around work site.
Eradication of velvet
grass in 3 years and
continuing reduction
of cover of Bermuda
& Kikuyu over time
Trim willow branches

creeping into Wetland
Meadow near Rio Road
without disturbing root
crowns
Cypress hedge along Rio Road
Remove tree cover

over Wetland
Meadow
I Improve shoulder
parking
Nicole Nedeff
I
I
Prune branches
Remove trees and

grind stumps
Willow cover
removed
I Tree cover removed
66
Seasonal trimming
On-going pruning will

be required .
I
I Revegetate
I Remove hedge
embankment with
native olants.
Carmel-By-The-Sea
Baseline Biological Assessment
Build-up roadbed at Rio entry
Remove dead redwoods
Wet-season boardwalk link
HABITAT MANAGEMENT
Improve drainage
and street runoff
into Wetland
Meadow
Reduce fire hazard,
enhance Wetlands
Installation of
appropriate road
material
Removal of dead
wood at ground
level
Temporary localized
disturbance
Reduce impacts to
Wetland vegetation
Construct elevated
boardwalk
connecting Willow
and Serra trails. Use
non-toxic materials.
Temporary ground
disturbance during
construction,
installation of
boardwalk and
pilings.

weedy forbs, periwinkle,
white poplars, acacia, cactus,
succulents, Pittosporum,
Himalayan blackberry and
other invasive plants
Remove invasive from

Wetland areas bordering
Serra Trail
Nicole Nedeff
GOAL
Total eradication of
limited infestations
before they become
out of control.
I Reduce fuel loads
and fire hazard,

enhance Riparian
habitat
Total eradication
Temporary
sedimentation
potential
Temporary fiber
wattles around
construction site
Monitor
performance during
rain events
Reduction of ponding
at trailhead
60
'
PREFERRED
TREATMENT
POTENTIALIMPACTS
TO HABITAT
Monitor areas with

increased sunlight
and remove
invasives that recruit
Monitor for stability
during rain events,
remove debris if
material catches on
boardwalk.
I FOLLOW-UP
TREATMENT
Hand pull, grub or

chainsaw; cut
English ivy vines in
trees at ground level
and spot treat stems
with herbicide.
Consider green
flaming or foliar
chemical application
in spring. Bag and
dispose of biomass.
Fell trees and spot
treat stumps with
herbicide.
Minimal, localized
ground disturbance .
Immediately treat
new tree shoots
with herbicide; hand
pull and bag vines
and sprouts of other
forbs for disposal.
On-going monitoring
and treatment will
be required.
Removal of dead
wood at ground
level
Temporary localized
disturbance,
potential for
increased light
Minimal disturbance
Monitor areas with

increased sunlight
and remove
Hand pull or grub
out as new plants
Hand pull or grub

out
67
Plant arroyo willow

cuttings, if
appropriate.
On-going removal if
trees continue to die
Revegetate all
disturbed ground
with native Wetland
species and
propagules collected
on-site.
Reduction in foot
traffic and trampling
in Wetland area.
BEST MANAGEMENT
PRACTICES- Always
Remove Biomass
Cover treated area

with native chips or
duff and allow native
species to revegetate
naturally. Consider
spreading native
grass seed along
western margin of
Willow Trail. Plant
arroyo willow
cuttings where
canopy is broken by
tree removal. Plant
plugs of Santa
Barbara
Plant arroyo willow
cuttings, if
appropriate .
Allow native Wetland
species to recruit
SUCCESS CRITERIA
Eradication of trees,
reduction in extent
and containment of
ivy, eradication of
invasive forbs in 3
years.
On-going removal if
trees continue to die
I Eradication in 3 years
Cannel-By-The-Sea
GOAL
PREFERRED
TREATMENT
POTENTIAL IMPACTS
TO HABITAT
I FOLLOW-UP
TREATMENT
BEST MANAGEMENT
PRACTICES- Always
I SUCCESS CRITERIA
Remove Biomass
MARTIN'S MEADOW AND TRAILHEAD -IMMEDIATE ACTION

*_lg}:JifJ_<:<to}o_-gllO.!,J,J;l.cJl;~istur.b~lt;tg~-~~-k t_cJ_b~ covered [b,wco~tal D. , ~ . ,P,m.ep.t' Perm1t
Remove ivy, eucalyptus,
Remove trees
Eradication of
Temporary ground
acacia and cypress from cuientirely, grind
invasive plants,
disturbance
de-sac area on Martin Road.
revegetation with
stumps or apply spot
Remove cotoneaster and ivy
native species.
treatment of
on trail below.
herbicide; hand pull
ivy and remove
biomass.
* Realign trail across meadow
I Merge fragmented
prairie habitat and
utilize existing
CAWD easement.
Remove trail
through Prairie.
Change mowing strategy
I Promote late-season I Mowing later in the

forbs
Nicole Nedeff
Rebuild fence and

change access
location; lightly
score existing trail
and reseed .
summer or early fall

every few years
On-going monitoring
to hand pull or grub
ivy and address
sprouting stumps
Temporary ground
disturbance along old
trail
Remove any
invasives that
colonize old trail bed
Enhancement of lateseason seed

production and
diversity
Regular monitoring
to assess species
diversity with and
without regular
mowing
68
Revegetate tree
removal area with
coast live oaks or
toyon. Cover bare
ground with native
duff or light mulch of
chipped biomass.
Avoid disturbing clay
soil lens where rushes
are located
Revegetate with
native grass seed
collected on-site and
lightly mulch with
weed-free thatch or
native chipped
material. Avoid
removing rushes, to
the extent possible.
Maintain CAWD
easement as
firebreak, as well as
access to Mansion.
Monitor and evaluate
changed conditions,
adjust mowing
schedule if
appropriate. Note
influx of Coastal
Scrub shrubs and
remove if necessary
to maintain Prairie
habitat.
Eradication of
invasives in 3 years,
with containment of
ivy along trail below
cul-de-sac.
Growth of Coastal
Prairie species, with
less than 30% cover
of non-native
barnyard weeds.
Increased cover of
late-season flowering
forbs after 3 years.
Carmel-By-The-Sea
61
HABITAT MANAGEMENT
I GOAL
PREFERRED
TREATMENT
POTENTIAL IMPACTS
TO HABITAT
I FOLLOW-UP
TREATMENT
BEST MANAGEMENT
I SUCCESS CRITERIA
PRACTICES- Always
Remove Biomass
Obtain CDFW Streambed

Alteration Agreement for
work in riparian corridor
I Reduce fire hazard,

enhance Riparian
habitat
* Realign creek crossing to

Doolittle Trail
I Reduce damage to
stream banks

annual nasturtium, invasive
grasses
Control of invasive
plants and
revegetation with
native species
* Remove large eucalyptus
Eradication of
invasive plants,
revegetation with
native species
and acacia and consider

removing cypress. Remove
invasive periwinkle. Remove
ivy.
Address need and safety of

well and rusted water tank
Nicole Nedeff
Secure well-head.
Remove tank
Removal of dead
wood at ground
level
Remove concrete
step structure and
widen trail on
eastern bank, or
construct bridge
downstream
Hand pull or grub
and bag all biomass.
Remove vines of
nasturtium before
seed sets. Consider
green flaming or
foliar chemical
application on ivy
species
Fell trees and either
grind or spot treat
stumps with
herbicide, grub out
acacia seedlings.
Hand pull periwinkle
Temporary localized
disturbance,
increased light
Temporary localized
disturbance
Monitor areas with

increased sunlight;
remove invasives.
Revegetate
disturbed ground, or
lightly much with
native duff or
chipped materials
Plant cuttings of black

cottonwood to
maintain canopy.
Monitor new trail
access for signs of
erosion and correct, if
needed
On-going removal if
redwood trees
continue to die
Reduced damage to
stream bank an easier
access to trail.
Ground disturbance
with barren areas.
Immediately treat
new shoots with
herbicide or hand
pull and bag for
disposal.
Revegetate with
plugs of Santa
Barbara sedge,
creeping wild rye or
native blackberry
Reduction in extent
and containment of
ivy, eradication of
nasturtium in 3 years.
Increased cover of
native Wetland
vegetation.
Temporary ground
disturbance,
increased light
Monitor areas with

increased sunlight
and remove
by hand pulling or
foliar herbicide
application
Eradication of
invasive trees and
periwinkle in 3 years,
with containment of
ivy
Remove tank and

revee:etate oad .
Exposed ground
below tank.
Revegetate with
native soecies.
Revegetate tree area

with arroyo willow
and black
cottonwood
seedlings. Install
plugs of Santa
Barbara sedge and
wild blackberry.
Lightly mulch
exposed soils with
native chipped
material
Revegetation of
exoosed site
69
I Restoration of tank
site
Carmel-By-The-Sea
62
HABITAT MANAGEMENT
HABITAT MANAGEMENT
GOAL
PREFERRED
TREATMENT
POTENTIAL IMPACTS
TO HABITAT
I FOLLOW-UP
TREATMENT
BEST MANAGEMENT
PRACTICES- Always
I SUCCESS CRITERIA
Remove Biomass
FLANDERS GROVE- IMME DIATE ACT ION

tS~KQ~Iti~:an~_gEJ_JH,',d-d-i:S::tl,lr.b:r r:~.!:i w~fl<_to b~_c.o_y~re_d l b.~ Coastal Qe,!J.E! I.O,PJ:TlEJT:T~ Perm_i!
Remove invasive
Restoration of native
Logging of trees;
Temporary localized
eucalyptus, acacia, shrubs,
habitat
eradication of shrubs ground disturbance,
including hedge of cypress,
by grubbing and spot increased light to
and weedy vines
treatment of all cut
forest floor
stumps
Scout new potential trail

alignment if/when alternate
parking is developed and
Mansion is sold or leased.
Expand garden area

southwards into transitional
zone at top of Martin's
Meadow.
Locate potential trail

to avoid removal of
native vegetation
Address open
transitional area and
revegetate. Enhance
seating area
Formalize trail to Martin Road 'Identify trail route

trailhead
Nicole Nedeff
Monitoring of
stumps for
resprouting and
follow-up herbicide
treatment, if
necessary
Minimize damage
from equipment used
during logging,
revegetate with
toyon, other native
shrubs, coast live oak
and Monterey pine.
Cover exposed
ground with native
duff or chip materials.
Eradication of nonnative trees and

shrubs in 3 years.
Containment of
invasive vines. Ongoing maintenance
will be required .
Minimize damage
from equipment used
during logging,
revegetate with
toyon, other native
shrubs and Monterey
pine. Cover exposed
ground with native
duff or chipped
materials. Survey in
winter for butterflies.
Utilize native species
appropriate for
garden and natural
environment. Contain
newly leveled soil
area with vegetation
and fiber wattle.
Establish new trail
tread with hand tools

shrubs in 3 years.
Containment of
will be required.
*New trail
construction will
impact localized
Logging of trees;
eradication of shrubs
by grubbing. Spot
stumps with herbicide
Temporary
localized ground
disturbance,
increased light to
forest floor. Survey
to identify whether
trees are utilized by
Monarchs for
winter roosting
Monitoring of
stumps for
resprouting and
follow-up herbicide
treatment, if
necessary
Revegetate with
native species
appropriate for
transitional habitat.
Level sloped ground
for flat trail and
area.
Potential erosion
from soil leveling or
placement of
imported material
to enhance seating
and create level
trail bed .
Temporary,
minimal
disturbance
Monitor, maintain
weeding program
and garden
maintenance
I Create pathway
between Mansion and

CAWD easement
70
Monitor for erosion,

trail avoidance and
mitie:ate if needed
Reduction of open,
unvegetated area .
Enhancement of
seating area and
views of Meadow and
Mission
I Utilization of new
trail alignment
Carmel-By-The-Sea
63
64
HABITAT MANAGEMENT
* Remove invasive
eucalyptus, acacia, shrubs
Identify and construct

alternate parking area
Remove informal use trails
GOAL
Restoration of native
habitat
Creation of alternate
parking area near
Garden entrance
I Reduce habitat
fragmentation
Identify new trail route

connecting new parking area
with formal trail network
Nicole Nedeff
Reduce habitat
fragmentation by
directing visitors to
formal trail network

TO HABITAT
TREATMENT

PRACTICES- Always
Logging of trees;
eradication of shrubs
by grubbing. Spot
stumps with
herbicide
Temporary localized
ground disturbance,
increased light to
forest floor. Survey
to identify whether
trees are utilized by
Monarchs for winter
roosting
Monitoring of
stumps for
resprouting and
follow-up herbicide
treatment, if
necessary
Utilize flat area as

far west of adjacent
residence. Construct
after removal of
invasive trees
Ground leveling,
vegetation removal,
altered drainage
Monitor recruitment
of invasive seedlings.
Address potential
erosion from
drainage off
impervious surface.
Temporary alteration
of soil environment
Monitor and replace

native duff if walkers
continue to bypass
formal trail network
Minimize damage
from equipment used
during logging,
revegetate with
toyon, other native
shrubs and Monterey
pine. Cover exposed
ground with native
duff or chipped
materials. Survey in
winter for roosting
Monarch Butterflies.
Pave or chip seal to
reduce soil erosion
and transport.
Encircle work area
with fiber wattle.
Screen neighboring
residence by planting
Monterey pine and
coast live oaks, with
toyon for sub-canopy
screen
Use hand tools and
minimize soil
disturbance
Localized soil
disturbance,
potential for erosion
Monitor for erosion

and mitigate if
needed
PREFERRED
TREATMENT
I Use hand tools to

replace native duff
and leaf litter.
Consider signage
directing walkers to
alternate trails
Employ minimal
ground disturbance
and align to avoid
removal of native
n
71
Establish new trail

tread with hand tools.
Avoid disturbing roots
of adjacent plants

shrubs in 3 years.
Containment of
will be required.
Development of
parking to replace
sites at Flanders
Mansion
Reduction of off-trail
walking and habitat
fragmentation
Utilization of new
trail alignment
Carmel-By-The-Sea
GOAL
Remove invasive, non-native

plants from grounds and
garden areas
Nicole Nedeff
Reduction of seed
sources for Preserve
BEST MANAGEMENT
PREFERRED
TREATMENT
TO HABITAT
TREATMENT
PRACTICES- Always
log larger trees,

grub shrubs and
paint all cut stumps
with herbicide. Hand
pull or consider
foliar application of
herbicide on vines.
Removal of
horticultural
plantings will disturb
soil and eliminate
landscaping
Monitor for
resprouting weedy
plants and hand pull
or spot treat.
Revegetate with
native plants in
garden settings and
restore transitional
areas at edge of
natural Preserve
habitat. Place
chipped material over
exposed soils to
reduce erosion and
mulch native
72
I SUCCESS CRITERIA
Eradication of weeds
in 3 years and
restoration of natural
habitat. Containment
of invasive plants.
Carmel-By-The-Sea
65
HABITAT MANAGEMENT

work in ricarian corridor
Remove Cape ivy, English
ivy, annual nasturtium,
invasive grasses, passion vine,
periwinkle, Himalayan
blackberry. Remove
Pittosporum and all invasive
shrubs.
GOAL
PREFERRED
TREATMENT

TO HABITAT
TREATMENT

PRACTICES- Always
Restore native
riparian habitat.
Eradication or
control of invasive
plants and
revegetation with
native species
Hand pull or grub

Remove vines of
nasturtium before
seed sets. Consider
green flaming or
foliar chemical
application on ivy
and oassion vine
grind or spot treat
stumps with
herbicide, grub out
acacia seedlings.
Temporary,
significant ground
disturbance with
barren areas.
Immediately treat
new shoots with
herbicide or hand
pull and bag for
disposal.
Temporary
significant ground
disturbance with
barren areas,
increased light
Monitor areas with

increased sunlight
and remove
by hand pulling or
foliar herbicide
application
Revegetate with
plugs of Santa
Barbara sedge,
native blackberry.
Install cuttings of
arroyo willow and
black cottonwood .
Mulch exposed soils.
with arroyo willow
and black
cottonwood
seedlings. Install
plugs of Santa
Barbara sedge and
wild blackberry.
Lightly mulch
exposed soils with
native chipped
material
Remove large eucalyptus

removing cypress.
Restore native
Riparian habitat.
Eradication of
invasive plants,
revegetation with
native species
Work with CAWD staff and

contractors to identify
partnership opportunities to
reduce invasive species along
utilitv easement
Reduction of
invasive species and
restoration of native
habitat
Nicole Nedeff
73
Reduction in extent
and containment of
vines in 5-10 years.
Eradication of shrubs
in 5-10 years.
Increased cover of
native Wetland and
Riparian vegetation .
Eradication of
invasive trees in 5-10
years
Carmel-By-The-Sea
66
HABITAT MANAGEMENT
Baseli ne Biological Assessment
GOAL

work in riparian corridor
Remove Cape ivy, English

blackberry. Remove
shrubs.
I Reduce fuel loads

and fire hazard,
enhance Riparian
habitat
Restore native
Riparian and
Wetland habitat
Eradication or
control of invasive
plants and
revegetation with
native species
Remove large eucalyptus

removing cypress.
Restore native
riparian habitat.
Eradication of
invasive plants,
revegetation with
native species
Remove German and Cape ivy

infestation s alon g tra il and
f rom adjacent Monterey Pine
Forest habitat areas
Restore native
understory In
Monterey Pine
Forest
Nicole Nedeff
PREFERRED
POTENTIALIMPACTS
FOLLOW-UP
BEST MANAGEMENT
TREATMENT
TO HABITAT
TREATMENT
PRACTICES- Always
Removal of dead
wood at ground
level
Temporary localized
disturbance,
potential for
increased light
Temporary,
significant ground
disturbance with
barren areas.
Monitor areas with

increased sunlight
and remove
Immediately treat
new shoots with
herbicide or hand
pull and bag for
disposal.
Plant cuttings of black

cottonwood to
maintain canopy.
On-going removal if
redwood trees
continue to die
Reduction in extent
and containment of
in 5-10 years.
Increased cover of
native Wetland and
Riparian vegetation.
Temporary
significant ground
disturbance with
barren areas,
increased light
Monitor areas with

increased sunlight
and remove
by hand pulling or
foliar herbicide
application
Revegetate with
plugs of Santa
Barbara sedge,
native blackberry.
Install cuttings of
arroyo willow and
black cottonwood .
with arroyo willow
and black
cottonwood
seedlings. Install
plugs of Santa
Barbara sedge and
wild blackberry.
Lightly mulch
exposed soils with
native chipped
material
Temporary ground
disturbance
Monitoring and
continual removal of
sprouts
Cover exposed soil

areas with native duff
or chipped material.
Revegetate larger
areas with Monterey
pine seedlings and
native understory
Containment of ivy
infestation in 5-10
years. On-going weed
control will be
required.
Hand pull or grub

Remove vines of
nasturtium before
seed sets. Consider
green flaming or
foliar chemical
application on ivy
and passion vine
grind or spot treat
stumps with
herbicide, grub out
acacia seedlings.
Hand pull or grub,

consider foliar
application of
herbicide
74
SUCCESS CRITERIA
Eradication of
years
Carmel-By-The-Sea
67
HABITAT MANAGEMENT
Baseli ne Biological Assessment
Retain hydrological geomorphic consultant to

evaluate drainage and
channel stability, and propose
options to reduce stream
bank failure and channel
incision

work in riparian corridor.
* Remove Cape ivy, English
blackberry. Remove
shrubs.
* Remove large eucalyptus

and acacia
Nicole Nedeff
I GOAL
PREFERRED
TREATMENT
Clear direction on
causes of channel
instability and
remedial action to
address on-going
erosion.
Bio-rnechanical
erosion control
utilizing native
riparian vegetation.
Consider potential
uses of repurposed
eucalyptus trunks
for channel
structures.
Restore native
Riparian habitat in
canyon corridor.
Eradication or
control of invasive
plants and
revegetation with
native species
Hand pull or grub

Remove vines of
nasturtium before
seed sets. Consider
green flaming or
foliar chemical
application on ivy
and passion vine
grind or spot treat
stumps with
herbicide, grub out
acacia seedlings.
Restore native
Riparian habitat.
Eradication of
invasive plants,
revegetation with
native species
POTENTIALIMPACTS
TO HABITAT
I FOLLOW-UP
BEST MANAGEMENT
TREATMENT
PRACTICES- Always
Temporary,
significant ground
disturbance with
barren areas.
Immediately treat
new shoots with
herbicide or hand
pull and bag for
disposal.
Temporary
significant ground
disturbance with
barren areas,
increased light
Monitor areas with

increased sunlight
and remove
invasives that recru it
by hand pulling or
foliar herbicide
application
Revegetate with
plugs of Santa
Barbara sedge,
native blackberry.
Install cuttings of
arroyo willow and
black cottonwood .
with arroyo willow
and black
cottonwood
seedlings. Install
plugs of Santa
Barbara sedge and
wild blackberry.
Lightly mulch
exposed soils with
native chipped
material
75
I SUCCESS CRITERIA
Reduction in extent
and containment of
in 5-10 years.
Increased cover of
native Wetland and
Riparian vegetation.
Eradication of
years
Carmel-By-The-Sea
68
HABITAT MANAGEMENT
HABITAT MANAGEMENT
GOAL
ANCE
ACTION
-Remove German and Cape ivy Restore native
infestations, as well as all
understory in
other invasive tree, shrub and
Monterey Pine
forb species along internal
Forest and Oak
trails and from adjacent
Woodland.
natural habitat
Revegetate Coastal
Scrub areas
Monitor trails for erosion,
Reduction of
damaged water bars, bridges
erosion, trail safety
and broken tree limbs
Collaborate with CAWD,
Coordination of
PG&E and other easement
vegetation
holders to address weed
management
management issues
Collaborate with Friends
Coordination of
group to address weed
vegetation and
control and other Preserve
general Preserve
ment
Coordination of
vegetation and
partners for assistance with
general Preserve
weed control, revegetation
management.
and general Preserve
nt issues
Manage and enhance Lester
Sustainable, wellRowntree Native Plant
maintained native
Garden
plant garden .
Educational
opportunity and
potential plant
conservation
benefits
PREFERRED
TREATMENT
POTENTIAL IMPACTS
TO HABITAT
FOLLOW-UP
TREATMENT
BEST MANAGEMENT
PRACTICES- Always
Remove Biomass
Hand pull or grub,

consider foliar
application of
herbicide
Temporary ground
disturbance
Monitoring and
regular removal of
sprouts
Cover exposed soil

areas with native duff
or chipped material.
Revegetate with
appropriate native
species
Monitoring and
regular maintenance
Address as needed
I SUCCESS CRITERIA
Use of hand tools
Containment of ivy
infestation in 5-10
years. Eradication of
misc. shrubs and
forbs. On-going weed
control will be
requ ired.
Safe and stable trails,
well-maintained
infrastructure
Nicole Nedeff
Hand pull or grub

oak and pine
seedlings. Remove
all invasive nonnative species
Regular monitoring
as part of overall
Preserve
management
76
Utilize native
chipped materials
and native leaf litter.
Remove dried or
dead plant
materials. Replace
native specimens, as
needed
Sustainable, wellmaintained garden
Carmel-By-The-Sea
69

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CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

Chair Goodhue and Planning Commissioners

Marc Wiener, Interim Community Planning and Building Director

Michael Branson, City Forester

Consideration of a five year, renewable Coastal Development Permit (CDP

Mission Trail Nature Preserve

Background and Project Description:

CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

Section F of the Master Plan includes the following objective:

CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

Maintain Serra trail to allow access of emergency vehicles. (Semi-

Conduct trail maintenance and clearance. (June August.)

Organize volunteer work groups to remove nonnative plants from the

CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

P5-124 Consider removal of both intentionally introduced plants and invasives by

CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

Monterey Dusky-footed Woodrat

CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

Attachment A Project Findings

The proposed activities require a Coastal Development Permit under Section

FINDINGS FOR APPROVAL:

CDP 16-155 (Mission Trail Nature Preserve Maintenance Program)

Attachment B Conditions of Approval

Mechanized equipment such as work trucks of various size, chainsaws, backhoes,

CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

CDP 16-155 (Mission Trail Nature Preserve Maintenance Activities)

Mission Trail Nature Preserve Master Plan

MISSION TRAIL NATURE PRESERVE

K. Use of Mechanized Equipment

Mission Trail Nature Preserve Master Plan

MISSION TRAIL NATURE PRESERVE MASTER PLAN

Mission Trail Nature Preserve Master Plan

Mission Trail Nature Preserve Master Plan

Preserve the forested tranquil atmosphere of the Mission

Preserve and enhance the vegetative diversity in

Continue the annual Monterey pine seedling planting

Avoid removal or pruning of native riparian

Enhance coastal terrace prairie on the west and south

Remove by hand nonnative shrubs and their roots

Mission Trail Nature Preserve Master Plan

Avoid further erosion and loss of native coastal and

Reduce the introduction and population of invasive

Provide residents of adjacent properties with a list of

Organize volWlteer work groups to remove nonnative

Monitor and protect the Hickman's onion population

Consider retaining a qualified volunteer botanist to

Limit access in the coastal terrace pra1ne during

Consider retaining a volunteer biologist to monitor

Mission Trail Nature Preserve Master Plan

WETLANDS AND RIPARIAN HABITATS

Protect, maintain and enhance the rare coastal habitats

Maintain natural drainage patterns except where

Remove fallen trees and limbs from the stream

Prepare annual maintenance plans for habitats within

Allow willows to grow in the riparian corridor and

Consider removal of both intentionally introduced

Mission Trail Nature Preserve Master Plan

through joint efforts of contract workers and