HomeMy WebLinkAboutMitigation Plan~Mf"'-C•~IEl"lli•C£ilOHCR!'l:•lloCJ(,Hftll9
MITIGATION PLAN
FOR
CULPEPPER PLAZA REDEVELOPMENT
COLLEGE STATION, BRAZOS COUNTY, TEXAS
USACE PROJECT NO.: 200600458
Applicant: New Plan Excel Realty Trust
Prepared by Loretta Mokry
ALAN PLUMMER ASSOCIATES,INC.
Modified Final Revision
August 13 , 2007
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
TABLE OF CONTENTS
Page
LIST OF TABLES ....................................................................................................................... ii
MITIGATION PLAN
Background ............................................................................................................................. 1
Impacts to Jurisdictional Waters .......................................................................................... 1
Threatened and Endangered Species ................................................................................... 2
Other impacts ....................................................................................................................... 4
Goals and Obj ectives of the Mitigation Plan .......................................................................... .4
Description of the Mitigation Area ......................................................................................... 5
Mitigation Work Plan .......... : ................................................................................................... 6
Compensatory Mitigation Activities .................................................................................... 6
Protective Actions ............................................................................................. : .................. 7
Liens and Encumbrances ..................................................................................................... 8
Future Hydrology ................................................................................................................. 8
Substrate ............................................................................................................................... 8
Planting Plan ........................................................................................................................ 9
Performance Standards .................................................... '. .................................................... 10
Project Success ...................................................................................................................... 10
Mitigation Area Protection ... ~•································ .............................................................. 11
Contingency Plan .................................................................................................................. 11
Monitoring and Long-term Management.. ............................................................................ 12
Compliance Monitoring ..................................................................................................... 12
Mitigation Specialist Info .................................................................................................. 13
Mitigation Plan Schedule ................................................................ : .................................. 14
Financial Assurances ............................................................................................................ 14
APPENDIX A -FIGURES AND EXHIBITS
APPENDIX B -THREATENED AND ENDANGERED SPECIES LISTED FOR BRAZOS ·' COUNTY
APPENDIX C-RECENT PHOTOGRAPHS OF MITIGATION AREA
APPENDIX D -LETTER FROM CITY OF COLLEGE STATION PARKS & RECREATION
DIRECTOR
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Table No.
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
LIST OFT ABLES
Summary of Impacts to Jurisdictional Areas Based on
Redevelopment Plan .......................................................................................... 2
Soil Descriptions for the Project Area ............................................................... 8
Summary of Proposed Mitigation Planting ........................................................ 9
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
Mitigation Plan for Culpepper Plaza Redevelopment
College Station, Brazos County, Texas
USACE Project No.: 200600458
BACKGROUND
New Plan Excel Realty Trust proposes to redevelop an existing commercial tract known as
Culpepper Plaza located in central College Station in Brazos County, Texas. Culpepper Plaza
fronts on South Texas A venue and is bordered by Dominik Drive on the Northwest side, George
Bush Drive on the northeast side, and Harvey Road (SH 30) on the southeast side. The general
location of the proposed project site is shown on Figure A-1 included in Appendix A. The
proposed redevelopment includes the enlargement of an existing retail building and construction
of new loading dockalong the back of the building requiring additional enclosure of a portion of
an unnamed tributary to Wolf Pen Creek. A preliminary jurisdictional determination (PJD) for
the proposed project site was conducted by Alan Plummer Associates, Inc. (AP AI) and
documented in a report, previously submitted to the U.S. Army Corps of Engineers (USA CE) for
"' review. A revised report, dated December 12, 2006, was submitted with the final revision of the
mitigation plan dated February 6, 2007
Impacts to Jurisdictional Waters
Jurisdictional waters of the United States (U.S .) identified within the limits of the PJD for the
.,
project site "include approximately 1,000 linear feet (L.F.) of an unnamed tributary to Wolf Pen
Creek, which is an intermittent tributary to Carter's Creek, which is a tributary to the Navasota
River, a major tributary to the Brazos River. The average width at the ordinary high water mark
(OHWM) within the unnamed tributary was determined as 7.0 feet, so the 1,000 LF of channel
constitutes 0.16 acre. Storrnwater runoff in conjunction with irrigation flows appears to be the
primary source of water for the tributary. Although no active flow was observed in the tributary
during the on-site investigation on June 27, 2006, water was pooled within the channel reach
investigated upstream of an existing concrete drop structure within the channel just upstream of a
culverted reach of the channel, both of which are located downstream of the proposed project.
Hydraulic analysis conducted by Mitchell and Morgan, L.L.P., who are providing engineering
design for the project, indicated that the on-channel drop structure will need to be removed to
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
enable storm flows to be conveyed through the proposed storm system. The proposed design
'" includes removal of the existing drop structure and construction of a proposed 8' x 5' box culvert
to tie into the existing box culvert. An improved grade control structure would also be
constructed within the proposed box culvert. The proposed modifications would involve impacts
to approximately 453 linear feet of the unnamed tributary to Wolf Pen Creek. Based on the
average width between the OHWMs along the tributary, the area of waters of the U.S. impacted
would be approximately 0.073 acre. A preliminary site plan provided by Mitchell & Morgan,
L.L.P. illustrating the proposed redevelopment plan and resulting impacts to the unnamed
tributary is included as Figure A-2 in Appendix A. Plan and profile views of the proposed
modifications to the tributary channel are also included as exhibits in Appendix A.
TABLE 1: SUMMARY OF IMP ACTS TO JURISDICTIONAL AREAS BASED ON
CULPEPPER PLAZA REDEVELOPMENT PLAN
Jurisdictional Area Classification Length Area
(Linear Feet) (Acres)
Unnamed tributary to Wolf Pen Creek Intermittent 453 0.073 ,
The water in the channel upstream of the box culvert was stagnant and smelled of decaying
organic matter. The riparian corridor along the channel reach within the project area is limited
and bordered by commercial development along both sides. The riparian corridor is dominated
by early successional woody species and provides limited habitat for urban wildlife. Based on
observations and best professional judgment, the aquatic functions provided by the existing
tributary stream channel and limited riparian corridor on the proposed Culpepper Plaza shopping
center site are very limited and oflow quality.
Threatened and Endangered Species
Based on the on-site observations, the proposed project is not expected to affect any listed
endangered or threatened, or candidate endangered or threatened species. The U.S. Fish and
Wildlife Service (USFWS) lists five protected species potentially occurring in Brazos County,
the bald eagle (Haliaeetus leucocephalus) listed as threatened (proposed delisting), the interior
least tern (Sterno antillarum athalassos) listed as endangered, the Houston toad (Bufo
houstonensis) listed as endangered, the red wolf (Canis rufus) listed as endangered, and
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
Navasota Ladies'-tresses (Spiranthes parksii) also listed as endangered. The preferred habitat
· for the bald eagle is tall trees ( 40-120 feet) within 1 mile of large water bodies includil\lg major
river systems and reservoirs . Based on this description, suitable habitat for the bald eagle is not
located within the proposed property site or the proposed mitigation area. Habitat for the interior
least tern includes sand and gravel bars within braided streams and rivers or similar man-made
structures such as inland beaches, gravel mines, etc. Suitable habitat for the interior least tern is
also not located within the proposed project site or the proposed mitigation area. Habitat for the
Houston toad includes ephemeral pools and ponds within areas of woodland savannah on loose,
deep sands. The stagnant pool found on the proposed project site is deeper than desired by the
toads and the water quality within this pooled area would not provide habitat for any amphibian.
The pools within Wolf Pen Creek may provide possible habitat, but no recording of this species
in the area has been reported, and the proposed mitigation activities would not impact the stream
pool areas. Also, there are no identified critical habitat areas for the Houston toad within Brazos
County. The red wolf has been extirpated and the urban setting of the project area and proposed
mitigation area would not provide suitable habitat for this species. Navasota Ladies' -tresses are
found on the margins of and openings within post oak woodlands in sandy loams along
intermittent tributaries of rivers. Although the proposed project site does not provide suitable
habitat for this species, portions of the proposed mitigation area may provide this type of habitat.
However, Navasota Ladies' -tresses were not observed within the proposed mitigation area and
the proposed mitigation plantings should not impact this species. Another two species are listed
as candidates for federal listing: smalleye shiner (Notropis buccula) and sharpnose shiner
(Notropis oxyrhynchus). Habitat for these two species is not found on the proposed proj ect site
or within the proposed mitigation area.
The Texas Parks and Wildlife Department lists 15 endangered or threatened species potentially
occurring in Brazos County. The 15 species include the federally listed species described above.
Both federal and state li sted species are listed in Table B-1 included in Appendix B with
description of habitat needs for each species.
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
Other Impacts
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The proposed project is within an area already substantially altered by urban development.
Therefore, cultural resources investigations are unwarranted at the proposed project site. The
planting of trees and shrubs within the proposed mitigation area is along a reach of Wolf Pen
Creek where recent construction activities were conducted for the development of the trail
system. The proposed plantings should have minimal impact to the surface soils. Therefore,
cultural resources investigations are unwarranted along the proposed mitigation area as well.
There were no ecologically sensitive areas identified within the vicinity of the project area.
Finally, the proposed proj ect is not expected to impact either the local or regional hydrology.
GOALS AND OBJECTIVES OF THE MITIGATION PLAN
The goals of the mitigation plan are to maintain conveyance capacity of the existing storm
drainage system for the developed urban area, and enhance reaches of Wolf Pen Creek just
downstream of the confluence of the unnamed tributary with Wolf Pen Creek, where tree and
shrub plantings are proposed to replace the minimal habitat functions lost as a result of the
proposed redevelopment of the project site. A list of qualitatively and/or quantitatively
measurable outcomes of the proposed mitigation plan that can be used to demonstrate that its
goal is being achieved includes, but is not limited to the following:
1. Maintain storm conveyance capacity,
2. Increase species diversity within the riparian zone along Wolf Pen Creek,
3. Enhance the existing riparian buffer along Wolf Pen Creek to filter potential pollutants
carried in storm runoff from the adjacent urban areas, and
4. Improve stability of the natural channel of Wolf Pen Creek by reinforcing the vegetative
buffer zone along its northern bank.
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Mitigation Plan for Culpepper Plaza Redevelopment
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DESCRIPTION OF THE MITIGATION AREA
Downstream of the proposed project site, the unnamed tributary discharges to Wolf Pen Creek at
the upper end of Wolf Pen Creek Corridor Park that occupies the 100-year floodplain along Wolf
Pen Creek. Wolf Pen Creek is identified as an intermittent stream on the USGS topographic
quadrangle, but urban runoff maintains a more perennial flow. The City of College Station has
constructed a hike/bike trail through the natural corridor along Wolf Pen Creek in addition to
other public amenities including benches, drinking fountains, and an outdoor amphitheatre and
restroom facilities located in the main body of the park downstream of Dartmouth Drive (east of
the proposed mitigation area). Although the Wolf Pen Creek watershed contains extensive
commercial and residential development, the floodplain area of Wolf Pen Creek, owned and
operated by the City of College Station as a park, contains a substantial wooded corridor that is
still relatively contiguous. The construction of the hike/bike trail resulted in some impacts to the
woody vegetation of this riparian corridor that bas left portions of the creek bank less protected
and/or exposed. The incised channel of Wolf Pen Creek consists of steep vertical banks resulting
from conveyance of storm runoff from the urban watershed. However, the stream still contains
riffle/pool complexes within the meandering segment of the proposed mitigation area, and gravel
and sand point bars are located at meanders. The channel width at the OHWM is about 22-feet
wide downstream of George Bush Drive East (with a base flow channel about 4 feet wide) and
transitions back to an average of 10-feet wide within the natural channel. No adjacent wetland
areas are located along the northern bank of the creek within the proposed mitigation area, but
several constructed drainage swales conveying surface runoff from the commercial properties
along Harvey Road (SH 30) to the creek channel traverse the riparian corridor. The canopy of
the riparian corridor is dominated by American elm (Ulmus americana), sugar hackberry (Ce/tis
laevigata), cedar elm (Ulmus crassifolia), water oak (Quercus nigra), with some green ash
(Fraxinus pennsylvanica), black willow (Salix nigra), Chinese tallow (Sapium sebiferum)
Eastern cottonwood (Populus deltoides), and post oak (Quercus stellata). The understory
vegetation is dominated by Chinese ligustrum (Ligustrum sinese) with substantial areas of giant
ragweed (Ambrosia trifida) in disturbed areas along the hike/bike trail. The understory also
includes small trees of several species including chinaberry (Melia azedarach), cedar elm,
eastern red cedar (Juniperus virginiana), water oak, hackberry, and American elm. Other
species observed in the understory included yaupon (!lex vomitoria), deciduous holly (!lex
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Mitigation Plan for Culpepper Plaza Redevelopment.
USA CE Project No.: 200600458
decidua), wax-leaf ligustrum (Ligustrum japonicum), poison ivy (Toxicodendrum radicans),
green briar (Smilax spp.), and mustang grape (Vitis mustangensis). Some herbaceous "cover of
inland sea oats (Chasmathium latifolium) was also observed in limited areas of the wooded
riparian corridor. Bermudagrass (Cynodon dactylon) has been planted and maintained bordering
the hike/bike trail. The mixture of native and exotic species observed within the riparian corridor
of Wolf Pen Creek is attributed to the long-term urbanization of the watershed. Several exotic
species utilized in landscaping during the 1940-60s are now very prevalent and even dominant
throughout the riparian corridor. The canopy is dominated by early successional species also
indicative of historic disturbances of the riparian corridor of Wolf Pen Creek. Photographs of the
existing conditions of the proposed mitigation area are included in Appendix C. Based on
observations of the existing conditions of the proposed mitigation area and best professional
judgment, Wolf Pen Creek and the riparian corridor along the north bank provide low to medium
quality functions for the watershed.
MITIGATION WORK PLAN
Compensatory Mitigation Activities
The proposed compensatory mitigation for the identified impacts to the unnamed tributary to
Wolf Pen Creek on the Culpepper Plaza Redevelopment project site includes planting climax
canopy tree.--species and shrub species within an irregular width riparian corridor along 906 linear
feet of the northern bank of Wolf Pen Creek (representing a 2: 1 ratio to impacted linear feet of
the unnamed tributary) to improve the species diversity and enhance the habitat function of the
existing riparian corridor and buffer for Wolf Pen Creek. The tree and shrub plantings would be
sited in areas where woody vegetation is currently limited to improve bank stabilization along
reaches of the creek where previous construction activities for the trail and utilities have
substantially reduced the riparian buffer. A total of 1.04 acres along the tributary segment would
be enhanced with the proposed tree and shrub plantings. The existing density of woody
vegetation within the designated 1.04 acre mitigation area consisting of canopy trees and young
trees within the understory is approximately 78 trees/acre. Approximately 58 trees greater than
8-inch diameter at 4.5 feet above ground were identified within the surveyed mitigation area
based on visual observation. About ten of the 58 identified existing canopy trees are hard-mast
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
producers (water oak and pecan) within the proposed mitigation area. The proposed
compensatory mitigation includes planting additional hard-mast producing trees Jiithin an
irregular width riparian corridor between the trail and creek along 906 linear feet of the northern
bank of Wolf Pen Creek at a planting density of 35 canopy trees per acre to enhance the existing
riparian corridor. A total of 1.04 acres would be enhanced with the proposed tree plantings (36
trees total) resulting in an overall density of 114 trees/acre and an increase in density of hard-
mast producers to about 46/acre. In addition to the proposed canopy tree plantings, a total of 108
shrubs would be planted to increase the overall diversity and enhance coverage of native
understory shrub species within the aforementioned mitigation area. This increase in hard-mast
producing canopy trees and shrubs would improve food sources for local wildlife including birds
and small mammals that inhabit this urban setting and improve the ecological functions of this
reach of Wolf Pen Creek to a medium-high level based on best professional judgment.
Figure A-3 included in Appendix A illustrates the proposed mitigation area along the reach of
Wolf Pen Creek and the trail system.within Wolf Pen Creek Park east of East George Bush Drive
and identifies where the trees and shrubs would be planted.
Protective Actions
Multiple actions will be taken during construction to protect water quality in downstream reaches
of the unnai;ned tributary stream adjacent to the project area and Wolf Pen Creek downstream of
the project area. These actions include but are not limited to: confining construction materials
and debris to the construction site; stabilizing disturbed areas at the earliest possible date with the
use of permanent or temporary vegetation, blankets or matting, mulch, or sod; isolating the
project area from adjacent streams by using and maintaining sand bag berms, silt fencing,
triangular filter dikes, rock berms, or hay bale dikes around the perimeter of the project area;
protecting vegetation from unnecessary damage; and performing all proposed construction
activities within the reaches of the stream channels during low flow conditions to minimize
sediment introduction into downstream reaches of the unnamed tributary to Wolf Pen Creek.
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
Liens and Encumbrances
The proposed mitigation area is within a park area owned and maintained by the City of College
Station. There are no known liens or encumbrances existing that will affect the mitigation area.
Hydrology
The hydrology of the unnamed tributary to Wolf Pen Creek will continue to be dominated by
surface runoff from the urban watershed upstream of the project site as well as runoff from the
redeveloped commercial site. The ~itigation area along Wolf Pen Creek is within the IOO-year
floodplain of this creek and will continue to be periodically flooded as stom1 runoff from the
urbanized watershed is conveyed through this creek.
According to the information obtai~ed from the Soil Survey of Brazos County (United States
Department of Agriculture, Natural Resources Conservation Service in cooperation with the
Texas Agriculture Experiment Station and Texas State Soil and Water Conservation Board), the
texture of the mapped soil type found within the project area consists primarily of very fine
sandy loam (Zack-Urban land complex). The dominant mapped soil found within the mitigation
area consists primarily of loam (Sandow loam, frequently flooded). These two soil types are
listed in Table 2. A complete description of the mapped soil types encountered by the proposed
project can be found in the revised Preliminary Jurisdictional Report dated December 12, 2006.
Ma Unit #
Sa
ZcD
TABLE 2: SOIL DESCRIPTIONS FOR THE PROJECT AREA
Soil Series Soil Descri tion
Sandow Sandow loam frc ucntl flooded
Zack-Urban land complex Zack-Urban land complex. J to 5
erccnt slo es
Pro'ect Location
Alon Wolf Pen Creek in Miti ation Area
At Culpepper Plaza Redevelopment Project
Arca Alon Unnamed Tributa
Since the proposed project does not involve the use of any supplemental soil and all the
vegetation proposed in the planting plan (Section 8) is native to Brazos County and adapted to
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.. ~~ ' ., . ' ~--. . . . .. ' ~ . ~ .(~. --. '
·~',.'. . -. -.• ,_ .. : ,..,. -
-----·----....,.,._·-··-------
~'Utigalion l'lan for Culpepper l'la1,a Redc,'elop mcnt
----------------······----------······--···------_Y..SA<;__J:j__trojccl No,.: 2p.2_~qE!_~
ihe existing soil conditions. il is expected that IJ1c existing soil should supp011 all the proposed
vegetation listed in the planting plan.
Planting Plan
Table} lists the >pccics proposed for mitigation planting.
TABLE 3: SU;'.·IM.ARY OF PROl'OS.ED 1\'IJTIGATI0:-1 PLANTING --------------,-----------Cornmon Nnmc Scientific Namr ! :'\ttmbcr
Bur Oak (Canopy) i Q11£•rc11.1· macrocarpa '
Water Oak (Can_o_p_y--)··--+-1---Q-)-ue.rcus nigra t·--·
>-----· ·t--·-----------;-------~
Ovcrcup Oak (Canopy) l _Q __ "_"_'r_C'l_'·_'·_IY_"_"_1'_'; ___________ ..:.___ __ _
8
7
Waler Hickory (Canopy) Carya uq1101i<'a 7 ·------
Pecan (C-1uopy) C(J/ya illi11oensis ----+-~--c_o_r_al_h_r_n_y_(_S_h_n_1b_) __ -! __ 5_)_'111phoricarpps arbic11lc_11_"·_"-1----:-~-----_J
! Deciduous Holly (Shrnh) //er deciduo 18 _______ j
' I' American BeautYbc~;:y----·
1.., _____ (Shrnb) Callicarpa umcricmw --+-----1·8-------~
J Yaupon (Shru b) /lex vom1ton,1 18 i ---+-----·-----------i·-1 Rusty Blackhaw (Shrub) Viburnum rufid11/11111 J 18 ----+--
Elderberry (Slm1b) Sambucus c:a11ade11sis I I
TOTAL 1~4
The trees would be planted as JO-gallon wntainer g.rown mataial (5-gallon for water hickory).
The shrubs would be planted as 5-gilllon coniainer 1"rown material. City Parks swff will provide
irrigation as needed to the planted miltcrinl until the trees and shrubs have csrnblish~d root
systems sufficient to susrain themselves,
These plantings will increase the diversity and quality of food sources wi thin the riparian area as
well as provide slope stabili7~llion. water quality impro\lcmcnt, habitat for wildlife, and an
aesthetically pleasing natural area for the visi1ors to the tmi l system. A detailed drawing (T'igurc
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• • 11111 ...
J\J itigallon Pinn for Culpq>pCt' Pl111.a Redevelopment _____ ,,,, ...... ,, _____ ,,,,,,,,,,_, ___ _ _y~:'.~~f::_: Projt•t:t_!.'!~.:.!.J.2. II 6 0 q!_5.!.
A-3) located in Appendix A illustrates the location for the planting. of the trt·cs and slm1bs within
the mi1ig;1tion arc;i,
PERFOltVIANCE STA.'liDARDS
The mitigution area will be maintained until such time as the lJSACE is satisfied thai the
enhancement of the riparian buffer zone along Wnlf Pen Cn•ek, a water \lf the U S., is
functioning at !he ecological level described in chis mitigation plan. The tree and shrub species
spcci!ied in tl1c planting plan will have a minimum survival <lf 80 pcr~ent of the total number
planted for five consecutive years aflcr plaming andlor the mininmrn density of canopy species
will be I 00 stems per acre with a minimum of 40 stems per acre of lrnrcl-rnast producing tree
spccit:> and the minimum dt·nsity of sh.rub species will be I 00 stems per acre with eligible shrubs
based on the li~t of species specified in the planting plan. Eligible trees tu be counted toward
overall density calculations will be tho. c spccifa·d m the planting plan as well as those species
naturally 1)ccurring within the mitiga1ion a.rea us described in this mitigation plan that a1<· at least
onc-incl1 diameter 4.5 feet above lhl' ground or six feet tall. Volunll'Cr growth meeting this
above criteria may be eounied toward the o,·crall cknsity calculations.
As sh(1wn in Figure A-~. included in Apprndi:<. A. the trees and shrubs spcciJkd will be planted
in a random mixture at locations witl1in the riparian miiigation a.rea along Wolf Pen Creek to
improve the continuity or lhc wooded buffer and enhance bunk stability. The mitigation
special isl will li.! on-site. during the planting of' the-tri;c species to pruvidc courdi11atiun wilh the
contrnrtor regarding appropriaie location for the tree species spccific:d in the planting plnn and
.oonditions oJ'thc peonit and mitigation plan.
PROJECT SUCCESS
If the survival C1f the planted trees and shrubs is less than 80 percent within the designated
mitignlion area five years a!'lcr plauting or tl1e density of canopy trees species is less than I 00
sterns per acre with a minimum of 40 stems per acre of hard-mast: producing tree species and the
density of shrub species is less than I 00 stems per acre of eligible species. New Plan Excel
Realty Tnist will replant as necessnry to achieve the minimum density for five consecutive years
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
after the most recent remedial planting. Volunteer growth that meets the species and size criteria
will be eligible for counting. Volunteer species may be counted toward the require~ overall
density of canopy trees and/or the required density of hard-mast producing trees if they arc
species native to the ecoregion based on identification as such in Checklist of the Vascular Plants
of Texas by S.L. Hatch, K.N. Gandhi, and L.E. Brown (1990). Volunteer species may be
counted toward the required overall density of shrubs if they are on the specified planting list.
MITIGATION AREA PROTECTION
Since the proposed mitigation area is ·within the existing City of College Station Wolf Pen Creek
Park and within the floodplain of Wolf Pen Creek, the proposed mitigation area is already
protected from future development impacts. City ordinance provides protection of plants and
wildlife within the corridor park (refer to photo P 11 included in Appendix C) and a letter from
Mr. Steve Beachy, City of College Station Parks and Recreation Director is provided in
Appendix D indicating his understanding of the requirements of the compensatory mitigation
under the Section 404 permit and that the enhancements to the riparian corridor are not to be
disturbed without approval of the USA CE. In addition to these measures, a map to be approved
by the City of College Station showing the approved mitigation area within Wolf Pen Creek Park
would be provided to the USACE prior to overall construction completion or nine months from
the issuance of the permit whichever comes earlier. In the interim, signage is to be posted stating
that this area is an USA CE Mitigation Area and no impacts from mowing, tree or shrub removal,
and maintenance shall occur to this area without the express written consent of the USACE.
Included with the signage will be the USACE project number for this project and the USACE
Fort Worth Office phone number. It should be noted that maintenance will be allowed during
the establishment phase of the mitigation area to enhance mitigation planting survivorship
pursuant to the Monitoring and Long-term Management section of this mitigation plan.
CONTINGENCY PLAN
If the survival of the planted trees is less than 80 percent within the designated mitigation area
five years after planting or the density of canopy tree species is less than I 00 stems per acre with
a minimum of 40 stems per acre of hard-mast producing tree species and the density of shrub
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
species is less than 100 stems per acre of eligible species, New Plan Excel Realty Trust will
replant as necessary to achieve the minimum density for five consecutive years after ~he most
recent remedial planting.
MONITORING Al~D LONG-TERM MANAGEMENT
It is intended by the City of College Station that the reach of Wolf Pen Creek along the trail
system be maintained as a natural area with minimal disturbance. The mitigation area is located
along the stream segment and is considered a public amenity. The existing and proposed
expansions of the trail system facilitate public access and appreciation for these areas. The
riparian mitigation area will be maintained as a natural area such that will not be disturbed by
mowing activities. Areas w ithin the planted mitigation area of the riparian zone along Wolf Pen
Creek infested with noxious, weedy species (e.g. giant ragweed) may be mffwn no more than
four times per year during the first two years after planting activities are conducted, if needed, to
control the weedy species to enable establishment of desirable native herbaceous cover. Once
desirable native herbaceous species are established, the riparian zone along Wolf Pen Creek will
not be djsturbed by mowing activities.
Compliance Monitoring
The progress of the mitigation areas towards achieving the goals stated in the mi tigation plan
will be monitored by measuring the survival success of the planted trees and shrubs and the
density of trees and shmbs (and hard-mast producing species) per acre. Monitoring may include
but not be limited to developing a photographic record of the progress of the mitigation area,
conducting plant inventories, and noting problem species.
New Plan Excel Realty Trust, acting through its agent Alan Plummer Associates, Inc. (APAI),
will report to the USACE monitoring results, mitigation success, and general compliance with
the terms and conditions of the permit.
The USA CE will be notified of the schedule of activities at least 30 days prior to the start of soi l-
disturbing activities. Additionally, the contractor(s) will be notified by New Plan Excel Realty
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Mitigation Plan for Culpepper Plaza Redevelopment
USA CE Project No.: 200600458
Trust or their representative of the tenns and conditions of the permit, provisions of the
mitigation plan, and the contractor's responsibility in ensuring compliance with the pe1'mit prior
to initiation of construction.
New Plan Excel Realty Trust, with the assistance of its agent will submit annual written
compliance reports, due October l each year beginning October 1, 2007 through October 1,
2011, or as required to document a minimum of five years survival after planting. The annual
written compliance reports will be submitted to the USA CE even if no work is conducted during
the reporting period until the USA CE verifies that New Plan Excel Realty Trust has successfully
completed all the mitigation plan components, the mitigation area has met the performance
standards, including planting success requirements stated in this mitigation plan and all
authorized construction activities have either been completed or deleted from the project. Each
report will contain at least a description of construction or mitigation plan schedule changes, a
summary of activities that occurred during the reporting period, documentation that the project is
in compliance with all pem1it conditions, documentation of the progress and/or completion of all
authorized work including mitigation plan activities in meeting performance standards and
planting success, a description of the project's actual impacts to waters of the United States,
documentation that disturbed areas are revcgetating and not suffering erosion damage,
documentation that adjacent aquatic areas are adequately protected from construction activities,
and photographs, maps and drawings to support the written componentc; of the mitigation plan.
Mitigation 'Specialist Info
A qualified biologist from APAI, 1320 S. University Dr. Suite 300, Fort Worth, Texas 76107,
(817) 1700 shall be retained to oversee project construction and mitigation plan implementation,
including planting, monitoring, and reporting provisions. Alternative address for qualified
biologist from APAI is 10060 N. Dowling Rd., College Station, TX 77845, (979) 694-7619.
Alan Plummer Assoc., Inc. 13
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