Receipt of Incidental Take Permit Application and Proposed Habitat Conservation Plan for Quail Meadows Apartments Project, City of Encinitas, CA; Categorical Exclusion
Published Date: 2/2/2026
Notice
Summary
Quail Meadows Properties wants to build apartments in Encinitas, CA, but their project might affect a threatened bird called the coastal California gnatcatcher. They’ve asked for a special permit that lets them proceed while protecting the bird’s habitat through a conservation plan. The Fish and Wildlife Service is reviewing this and wants your comments by March 4, 2026, before making a final decision.
Analyzed Economic Effects
6 provisions identified: 3 benefits, 3 costs, 0 mixed.
10‑Year Incidental Take Permit Requested
Quail Meadows Properties applied for a 10-year incidental take permit under the Endangered Species Act to allow construction of the Quail Meadows Apartments (448 residential units) in Encinitas, California. If issued, the permit would authorize incidental take associated with impacts to 8.22 acres of the site, including about 0.54 acres of native coastal sage scrub used by the coastal California gnatcatcher.
Required Perpetual Conservation Endowment
The applicant proposes to conserve 3.31 acres on site through a biological conservation easement with funding secured in a non-wasting endowment account to ensure management and monitoring in perpetuity. That funding commitment is part of the habitat conservation plan and would be required to maintain the on-site preserve.
Construction Monitoring and Seasonal Limits
The habitat conservation plan requires a Service‑approved biological monitor on site, vegetation removal outside the breeding season, and limiting construction within 500 feet of any active coastal gnatcatcher nest. The plan also requires surveying, staking, fencing of impact limits, and erosion and pollution controls during construction.
Preliminary Low‑Effect NEPA Determination
The Fish and Wildlife Service preliminarily determined the proposed ITP and HCP would be a “low‑effect” action and may qualify for a categorical exclusion under DOI NEPA regulations. This preliminary determination is part of the Service's review while it considers whether to issue the 10‑year permit.
On‑Site Preserve Access and Lighting Limits
If the HCP is implemented, the 3.31‑acre on-site preserve will have permanent fencing, no‑trespassing signs, and access controls to keep homeowners and pets out. The plan also requires lighting to be shielded and directed away from the preserve, prohibits spotlight‑type lighting, and requires vegetation screening of lighting from homes abutting the preserve.
On‑Site Habitat Restoration and Preservation
The applicant proposes to restore 2.93 acres of non-native grassland to coastal sage scrub, enhance/preserve 0.38 acres of coastal sage scrub, and preserve 0.07 acres of wetland within a 3.31‑acre on‑site preserve under a conservation easement. These measures are part of the proposed habitat conservation plan to increase and protect coastal California gnatcatcher habitat.
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