BANDY CANYON, SAN DIEGO COUNTY, CA · 2 days ago · PROPERTY SUMMARY Property: +/- 227 acres (154...

BANDY CANYON, SAN DIEGO COUNTY, CA

Vinod Desar Mobile: (951) 533-7525 [email protected] Lic. #01899239

Kevin Knowles Mobile: (415) 806-3994 [email protected] Lic. #00969009

PROPERTY SUMMARY

Property: +/- 227 acres (154 acres unencumbered; 73 acres under conservation easement/ previously utilized for off-site habitat mitigation)

APNs: 276-041-01, -02 and -03; 276-040-08, -09, -10, -11 and -12 Location: The property is located on the south side of the scenic San Pasqual Valley at Bandy Canyon

Road and Old Survey Road in unincorporated San Diego County. Old Survey Road bisects the site and provides access to the upper/eastern portion of the property. The property is located approximately .75 miles due south of Highway 78, 7 miles southeast of downtown Escondido, and 5.5 miles northwest of downtown Ramona.

Description: The site includes undeveloped acreage with topography ranging from generally level to rolling

on the northwest side, to steeply sloping in the eastern and southern portions. Elevations range from 397 to 1,260 feet above sea level. The site supports a variety of pristine vegetation communities and habitat types including coastal sage scrub, non-native grassland, chaparral, and southern willow scrub. Santa Maria Creek bisects the southern portion of the property and continues along the western boundary.

Adjacent Lands: The property is contiguous to the north of approximately 3,500 acres of conservation lands

owned by San Diego County Parks and the San Dieguito River Park Joint Powers Authority. These lands are managed as part of the Ramona Grasslands Preserve. Other surrounding land uses include farms, wineries and rural homesites.

Mitigation Use: The property is within a state and federal Pre-Approved Mitigation Area (“PAMA”) of the

Multiple Species Conservation Program and at one time the land was proposed for conservation/mitigation bank use. In 2008, a 73-acre portion of the site was utilized by Palomar College to satisfy a habitat mitigation requirement. The San Dieguito River Park Joint Powers Authority holds a conservation easement over this portion. The 155-acre balance of the site could be used to mitigate for development impacts that occur elsewhere in San Diego County and includes the following vegetation communities and coastal California gnatcatcher (“CAGN”) suitability ratings (per Blackhawk Environmental Biological Memo Report dated July 2020):

Vegetation Community Acres

Coast live oak woodland-southern mixed chaparral 3.788 Coastal sage-chaparral scrub - CAGN High 4.209 Coastal sage-chaparral scrub - CAGN none 1.759 Coastal sage scrub - CAGN High 52.231 Coastal sage scrub - CAGN Low 17.804 Coastal sage scrub - CAGN Moderate 52.771 Disturbed Fremont cottonwood-southern willow scrub 2.653 Fremont cottonwood-southern willow scrub 3.341 Non-native grassland/ruderal vegetation 7.299 Ruderal 0.452 Southern mixed chaparral 6.491

Price: $1,298,000 ($5,718/acre)

FIGURES

Project Vicinity and Location Aerial Photograph (2014) Topographic Map Vegetation Communities/Coastal CA Gnatcatcher Suitable Habitat (2020) CNDDB Results (2020) Conserved Lands (2020) Ramona/Iron Mountain Acquisition Parcels (USFWS, November 2017) MSCP Map Biological Memo Report (Blackhawk Environmental, July 2020)

Available Upon Request:

• Preliminary Review of Resources for IS/EA Preparation (County of San Diego, June 2020)

• Preliminary Title Report and Plotted Easements Map (Lawyers Title, January 2020)

• Natural Hazard Disclosure Statements (myNHD, October 2019)

• Conservation Easement Deed to San Dieguito River Park JPA (November 2008)

• Palomar College Mitigation Land Habitat Management Plan (October 2008)

• Ramona Grasslands Open Space Preserve, Framework Management and Monitoring Plan (The Nature Conservancy, October 2004)

• Appraisal Report (Syn-Mar Associates, February 2019) (available upon opening of escrow) Disclaimer:

The information contained in this offering has been obtained from sources believed to be reliable, however, Conservation Land Group, Inc. ("CLG") and Berkshire Hathaway Home Services California Realty ("BHHS") have not and will not verify any of this information, nor has CLG or BHHS conducted any investigation regarding these matters. CLG and BHHS make no guarantee, warranty or representation, expressed or implied, as to the accuracy or completeness of any information herein. It is the Buyer’s responsibility to independently confirm the accuracy and completeness of all information before completing a purchase of the property. Any projections, opinions, assumptions or estimates used in this offering are for example only and do not represent the current or future performance or value of the property. As with all real estate, the property carries significant risks. Any Buyer reviewing the information herein shall hold harmless CLG and BHHS from any claim, cost, expense, or liability arising out of any investigation and/or purchase of the property.

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Santa Maria Creek

Santa Ysabel Creek

Rang

eland

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San Pasqual Valley Rd

HighlandValley Rd

Bandy Canyon Rd

Source: SANDAG & SanGIS 2017; Esri

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Project Vicinity and LocationBandy Canyon

!Project Site

SAN BERNARDINOCOUNTY

RIVERSIDECOUNTY

IMPERIALCOUNTY

KERN COUNTY

SAN DIEGOCOUNTY

LOS ANGELESCOUNTY

ORANGECOUNTY

VENTURACOUNTY

Project SiteA̧

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Bandy Canyon Property

2014 OR TH OPH OTO

Leg end:PROJECT AREA

Notes:0 0.2 0.4 0.6 0.8Miles

BA ND Y CA NYON RD

PRIVA

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HIGH LA ND VALLEY RD

O L D SU R V EY RD

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AT IO N M OUN TA IN R D

WY N ELA ND RD

YSAB EL CRE EK RD

S A N P A S Q U AL VAL LEY R D

VIA JUSTINA REAL

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NAD 1983 StatePlane Californ ia VI F IPS 0406 F eetPlanning and Development Services

This m ap is generated autom atically from an in ternet mapping site and is for re ference on ly.Data layers that appear on th is m ap may or m ay not be accurate, current, or o therwise re liab le .

THIS M AP IS NO T T O BE USED FO R NAVIG ATIO N.

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TOPO M A P


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S A N P A S Q U AL VAL LEY R D

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Copyright:© 2 013 Nationa l G eog raphic Society, i-cubed




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Bandy Canyon PropertyConservation Easement

Coastal California GnatcatcherSuitable Habitat

HighModerateLow

Vegetation CommunitiesFremont cottonwood-southern willow scrubDisturbed Fremont cottonwood-southern willow scrubCoast live oak woodland-southern mixed chaparralSouthern mixed chaparralCoastal sage scrubCoastal sage-chaparral scrubNon-native grassland/ruderal vegetationRuderalDeveloped

Source: SANDAG & SanGIS 2017

0 600Feet¯Vegetation Communities/

Coastal California Gnatcatcher Suitable HabitatBandy Canyon

pallid bathoary bat

Swainson's hawk

tricoloredblackbird

San Diego milk-vetch

coast horned lizardtricolored blackbird

thread-leaved brodiaeaorange-throated whiptail

western spadefoot

coastal California gnatcatcher

least Bell's vireo

coastal cactus wren


coastal cactus wren

coastal cactus wren

southern California legless lizard

coast horned lizard

golden eagle

coastal cactus wren


southern California legless lizardYuma myotis

American badger

western red batlong-eared myotiswestern mastiff bat

pocketed free-tailed bat

western spadefoot

delicate clarkia

delicate clarkia

coast horned lizard western spadefootDulzura pocket mouse

San Diego milk-vetch

southern California legless lizard

western spadefootorange-throated whiptailcoastal California gnatcatcher

northwestern San Diego pocket mouse

southern California rufous-crowned sparrow

Bandy Canyon Property1-mile Buffer

CNAMEAmerican badgerDulzura pocket mouseSan Diego milk-vetchSwainson's hawkYuma myotiscoast horned lizardcoastal California gnatcatcher

coastal cactus wrendelicate clarkiagolden eaglehoary batleast Bell's vireolong-eared myotisnorthwestern San Diego pocketmouseorange-throated whiptailpallid bat

pocketed free-tailed batsouthern California legless lizardsouthern California rufous-crowned sparrowthread-leaved brodiaeatricolored blackbirdwestern mastiff batwestern red batwestern spadefoot

Aerial Source: SANDAG & SanGIS 2017

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CNDDB ResultsBandy Canyon

RamonaGrasslandsPreserve

San PasqualAcademy

Bandy

Canyon Rd

A̧

Highland Valley Rd

San PasqualBattlefield State Park

San DieguitoRiver Park

Santa Ysabel Creek

Santa Maria Creek

San Pasqual Valley Rd

Bandy Canyon PropertyConservation EasementCity of San Diego MHPA

Conserved LandsPublicPrivateJoint (Private/Public)Non-Profit

Source: SanGIS; Aerial Photo: SANDAG & SanGIS 2017

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Conserved Lands

Bandy Canyon

Judson

Thoryk

BandyCanyon

276-041-03

276-040-09

276-040-12

276-040-10276-040-11

276-040-08

276-041-02

276-170-01

276-170-04

276-170-05

276-041-01 276-170-03

276-170-07

276-170-02

276-170-08

276-170-06

276-170-09276-050-29

276-101-02276-101-05

276-100-40

276-101-04

276-101-06

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID,IGN, and the GIS User Community

100 0 100 200

MetersCalifornia

Sources: CaSIL, Etak, Sandag, SanGIS

U.S. Fish and Wildlife Service6010 Hidden Valley Road

Carlsbad, CA 92011(760) 431-9440

Prepared by E. LucianiNov 27, 2017

S:\stem\emilie\maps\RamonaNorth.mxd

Priority 2Ramona and Iron

Mountain Parcels (North)Acquisition ParcelsConserved Lands

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MSC P


MS C P D E S C R IP TIONSta te a n d F e d e r a l P re - Ap proved Mitigation A re a (PAMA)H a rd lin e P reserveTa ke Au th o rized A reaC o n se rve d S u b je ct to Agreement with W ild life A genciesOta y R a n ch A re a s W h e re no Take Permits w il l b e IssuedM a jo r Am e n d ment A reaM in o r Am e n d ment A reaM in o r Am e n d m e n t A re a S u bject to Special C o n s id e rationsSa n ta F e Va lle y Se n sitive B iological H a b ita t 'D ' D e s ignator A reasGo lf C o u r se R e la te d D e velopment A llowed in Sa n ta F e Va lle y O p e n Space II A reasU n in co r p o ra te d L a n d in Metro-Lakeside- Ja m u l Se gment

N M S C P ( D R A F T) D E S C R IP TIONPre s e rv e A reasPre - Ap p ro ve d M itig a tion A rea (PAMA)Ou ts id e PAMAPre - n e g o t ia te d ( H ardlined) Take A u th o rized A reasSp e c ia l D istric tsTrib a l L a n d s in FeeTrib a l L a n d s in TrustGr e g o ry C a n yo n Landfil lO th e r L andsU S F o re s t Service

Notes:MS CP = M ultiple SpeciesConse rv ation Program

0 0.35 0.7 1.05 1.4Miles

B A N D Y CANY ON

RD




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1720 Midvale Drive

San Diego, CA, 92105 Phone: 619.972.7932 Phone: 619.972.8714

www.blackhawkenv.com

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July 7, 2020 Conservation Land Group Attn: Kevin Knowles 90 Throckmorton Ave. #18 Mill Valley, CA 94941

Bandy Canyon Property Biological Memo Report

Escondido, San Diego County, California Dear Mr. Knowles: Blackhawk Environmental, Inc. (Blackhawk) was contracted by Conservation Land Group to complete vegetation community mapping, California gnatcatcher assessment/survey and memo reporting services for the Bandy Canyon Property (Project) in the City of Escondido, San Diego County, California. The approximate 227-acre Project is almost entirely on natural lands, with some portions having been previously graded, disturbed or otherwise altered. Portions of the Project site are encumbered under existing conservation easements. This memo describes the results of the unencumbered portions within the 227-acre Project site, specifically as related to potential suitability for the federally-threatened coastal California gnatcatcher (Polioptila californica californica; CAGN). Three United States Fish & Wildlife Service (USFWS) CAGN-permitted biologists [Kris Alberts (USFWS permit TE-039640-5.1), Ian Maunsell (USFWS permit TE-42833A-4) and Ryan Quilley (USFWS permit TE-92462A-2)] completed biological surveying services on the unencumbered portions of the Project site on June 24, 2020. Ambient conditions were optimal for CAGN detectability, with the assessment/survey occurring between 0710-1002, temperatures from 64-77 degrees Fahrenheit, wind speeds from 0-5 miles per hour, cloud cover from 20-100 percent, and no rain. Vegetation communities were mapped on the biologists’ smartphones using the ESRI ArcGIS Collector application. All mapped coastal sage scrub (CSS) associations were categorized as low, medium or high-suitability for CAGN, based on dominant and sub-dominant shrub species compositions, shrub gap rates, topography, and connectivity to adjacent habitats that could facilitate CAGN dispersal and colonization. Non-CSS lands were not designated as suitable for CAGN. The biologists collected representative photographs of the mapped areas. The biologists also passively surveyed for CAGN while compiling observed species lists and noting any other potentially significant biological resources. A total of nine vegetation communities were mapped on the unencumbered portions, including: coastal sage scrub, coastal sage-chaparral scrub, southern mixed chaparral, coast live oak woodland-southern mixed chaparral, Fremont cottonwood-southern willow scrub, disturbed Fremont cottonwood-southern willow scrub, non-native grassland/ruderal vegetation, ruderal, and developed. Mapped CSS habitats included low, medium and high-suitability areas for CAGN. The results are detailed in Table 1 and depicted on the attached figure.

Bandy Canyon Project Memo Report

Escondido, San Diego County, CA

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Table 1. Vegetation Communities Vegetation Community / CAGN suitability (if applicable) Acres

Coast live oak woodland-southern mixed chaparral 3.788

Coastal sage-chaparral scrub - CAGN High 4.209

Coastal sage-chaparral scrub - CAGN none 1.759

Coastal sage scrub - CAGN High 52.231

Coastal sage scrub - CAGN Low 17.804

Coastal sage scrub - CAGN Moderate 52.771

Developed 1.256

Disturbed Fremont cottonwood-southern willow scrub 2.653

Fremont cottonwood-southern willow scrub 3.341

Non-native grassland/ruderal vegetation 7.299

Ruderal 0.452

Southern mixed chaparral 6.491

TOTAL 154.053 The results indicate that over 105 acres of mapped CSS have moderate or high CAGN suitability, with an additional 4.2 acres of coastal sage-chaparral scrub with high CAGN suitability. Approximately 17.8 acres of CSS were mapped as having low CAGN suitability. The optimal CAGN suitable areas exhibited a co-dominance of California sagebrush (Artemisia californica) and California buckwheat (Eriogonum fasciculatum) with a gap rate of 10 to 30 percent between shrubs, and other CSS shrub species intermixed among a layer of grasses and annual forbs between shrubs. Less suitable areas generally had decreased shrub coverage and/or an increased presence of larger shrubs [i.e., laurel sumac (Malosma laurina)] less favored by CAGN. Non-suitable areas did not contain the elements required for CAGN nesting. The following wildlife species were observed and/or detected on the Project site: acorn woodpecker (Melanerpes formicivorus), Allen’s hummingbird (Selasphorus sasin), American crow (Corvus brachyrhynchos), American robin (Turdus migratorius), Anna’s hummingbird (Calypte anna), ash-throated flycatcher (Myiarchus cinerascens), Bewick’s wren (Thryomanes bewickii), black-headed grosbeak (Pheucticus melanocephalus), black phoebe (Sayornis nigricans), blue-gray gnatcatcher (Polioptila caerulea), blue grosbeak (Passerina caerulea), Brewer’s blackbird (Euphagus cyanocephalus), brown-headed cowbird (Molothrus ater), bushtit (Psaltriparus minimus), California quail (Callipepla californica), California scrub-jay (Aphelocoma californica), California thrasher (Toxostoma redivivum), California towhee (Melozone crissalis), canyon wren (Catherpes mexicanus), Cassin’s kingbird (Tyrannus vociferans), cliff swallow (Petrochelidon pyrrhonota), common raven (Corvus corax), common yellowthroat (Geothlypis trichas), Cooper’s hawk (Accipiter cooperii), Costa’s



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hummingbird (Calypte costae), Eurasian collared-dove (Streptopelia decaocto), European starling (Sturnus vulgaris), greater roadrunner (Geococcyx californianus), hooded oriole (Icterus cucculatus), house finch (Haemorhous mexicanus), house wren (Troglodytes aedon), lazuli bunting (Passerina amoena), lesser goldfinch (Spinus psaltria), mourning dove (Zenaida macroura), northern flicker (Colaptes auratus), northern mockingbird (Mimus polyglottos), Nuttall’s woodpecker (Picoides nuttallii), Pacific slope flycatcher (Empidonax difficilis), phainopepla (Phainopepla nitens), red-shouldered hawk (Buteo lineatus), red-tailed hawk (Buteo jamaicensis), rock wren (Salpinctes obsoletus), song sparrow (Melospiza melodia), southern California rufous-crowned sparrow (Aiimophila ruficeps canescens), spotted towhee (Pipilo maculatus), turkey vulture (Cathartes aura), western kingbird (Tyrannus verticalis), white-throated swift (Aeronautes saxatalis), wrentit (Chameae fasciata), yellow-breasted chat (Icteria virens), granite spiny lizard (Sceloporus orcutti), western fence lizard (Sceloporus occidentalis), Botta’s pocket gopher (Thomomys bottae), California ground squirrel (Otospermophilus beecheyi), desert cottontail (Sylvilagus audobonii) and raccoon (Procyon lotor). No CAGN were seen or heard anywhere on or adjacent to the Project site. However, if the Project site is to be left undeveloped, and given the abundance of available CAGN-suitable habitat onsite with connectivity to nearby areas where CAGN are present, the Project site could easily contain nesting CAGN and/or dispersing CAGN. If there are any questions or concerns regarding the findings of this report, please contact me at 619-972-8714 or [email protected].

Sincerely, Kris Alberts Principal Biologist



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Bandy Canyon PropertyConservation Easement

Coastal California GnatcatcherSuitable Habitat

HighModerateLow

Vegetation CommunitiesFremont cottonwood-southern willow scrubDisturbed Fremont cottonwood-southern willow scrubCoast live oak woodland-southern mixed chaparralSouthern mixed chaparralCoastal sage scrubCoastal sage-chaparral scrubNon-native grassland/ruderal vegetationRuderalDeveloped

Source: SANDAG & SanGIS 2017

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Vegetation Communities/Coastal California Gnatcatcher Suitable Habitat

Bandy Canyon



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Photo 1. A representative photo depicts high CAGN-suitability CSS toward the southern portion of the Project site.

Photo 2. A representative photo depicts high CAGN-suitability CSS in the north-central portion of the Project site.



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Photo 3. A representative photo depicts high CAGN-suitability CSS interfacing with CSCS in the east-central portion of the Project site.

Photo 4. A representative photo depicts moderate CAGN-suitability CSS interfacing with non-suitable non-native grassland in the central portion of the Project site.



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Photo 5. A representative photo depicts coast-live oak woodland-southern mixed chaparral among granitic outcrops in the southern portion of the Project site.

Photo 6. A representative photo depicts sparse Fremont cottonwood-southern willow scrub in the southern portion of the Project site, featuring a granitic bedrock wash and sandy alluvium.



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Photo 7. A representative photo depicts disturbed Fremont cottonwood-southern willow scrub in the southern portion of the Project site, exhibiting salt cedar and giant reed infestations.

Photo 8. A representative photo depicts non-native grassland with ruderal vegetation in the southern portion of the Project site,

BANDY CANYON, SAN DIEGO COUNTY, CA · 2 days ago · PROPERTY SUMMARY Property: +/- 227 acres (154...

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