HomeMy WebLinkAboutINTERSTATE LAND - MODIFICATION OF STANDARD - 49-02 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTExhibit D—Photos of Cooper Slough at Vine Drive
Photo 5:
View of Cooper Slough at
Vine Drive. Looking north.
September 2002
Vine 3.jpg
Photo 4:
View of Cooper Slough at
Vine Drive. Looking South.
September 2002
Vine l.jpg
Photo 6:
View of Cooper Slough
at Vine Drive.
Looking south.
September 2002
Vine 4. jpg
Exhibit C—Photos of Cooper Slough adjacent to Interstate Land site
Photo 2:
View south from the end
of Box Elder Drive.
August 2002
Wetland 4 south.jpg
Photo 1:
View of remnant section
of Cooper Slough to the
north.
August 2002
Wetland 3 northjpg
Photo 3:
View northwest within
remnant section of Coo-
per Slough.
August 2002
Wetland 1 northwestjpg
CURRENTLY REQUIRED
300' BUFFER
PROPOSED —
BUFFER'
WETLAND # 1
0.08 ACRES
WETLAND # 2
0.01 ACRES
PROJECT
BOUNDARY
WETLAND # 3
0.02 ACRES
EXISTING
SEWER LINE
AND EASEMENT
WETLAND # 4
0.43 ACRES
APPROXIMATE LOCATION
OF THE REMNANT
SECTION OF
COOPER SLOUGH
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Interstate Land
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Exhibit B SCALE
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Wetland Buffer Comparison ISSUE: November2002
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* A 50' buf j°er is proposed from wetlands less than one-third (113) acre in size. A 100' average - 50' minimum -
bujfer is proposed from wetlands greater than one-third (113) acre that do not have significant waterfowl
and/or waterbird habitat.
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Exhibit A
urban design, inc.
NORTH
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ISSUE: November2002
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urban design, inc.
• This remnant of Cooper Slough does not provide significant waterfowl or water
bird habitat. (From the Ecological Characterization Study completed by Wildland
Consultants, Inc. - attached)
• The existing Box Elder Estates development borders the western boundary of
this remnant of Cooper Slough. In some areas, existing right-of-way and
developed lots are closer than 35' to the wetland edge.
• A 300' buffer, (or any buffer greater than 50' to 100') in impractical to the west of
this remnant of the Cooper Slough, due to the existing residential development in
that area. Imposing a large buffer to the east when no such buffer can be
implemented to the west does not accomplish the intent of the regulation.
Urban Design
Attachments:
Exhibit A — Location Map
Exhibit B — Wetland Buffer Zone Comparison Map
Exhibit C — Photographs of Cooper Slough adjacent to Project Site
Exhibit D — Photographs of Cooper Slough at Vine Drive
Ecological Characterization Study for Project Site
Co @caa o
urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(970) 226-4074
FAX (970) 226-4196
E-mail: cityscap@frii.com
Request for Modification of Standard
Reduction of Buffer width along a portion of the Cooper Slough
December 3, 2002
A three hundred foot buffer is currently required along the entire length of the Cooper
Slough within the city limits of Fort Collins as per section 3.4.1(E) (3) of the Fort Collins
Land Use Code. The applicant, Western VII Investment, LLC, is. requesting a
Modification of Standard for the buffer imposed along a remnant portion of Cooper
Slough existing on and adjacent to the Interstate Land property.
The applicant's project, Interstate Land, is located within the northwestern quadrant of
the intersection of Prospect Road and Interstate 25. The applicant's environmental and
ecological consultant, Wildland Consultants, Inc. has identified and mapped wetlands
within a remnant section of the Cooper Slough along the projects western boundary.
Specifically, the applicant is proposing a buffer of 50' from wetlands less than 1/3
acre in size and a 100' average — 50' minimum - buffer from wetlands over one-
third (1/3) acre that do not have significant waterfowl or waterbird habitat.
Based upon criteria provided in the Land Use Code (L.U.C.) Section 2.8.2(H), the
applicant maintains that the proposed decrease in buffer is not detrimental to the public
good and promotes the general purpose of the standard equally as well or better than a
plan that complies with the standards.
The proposed decrease in buffer width is not detrimental to the public good because:
• Section 3.4.1 (E) (3) of the Fort Collins Land Use Code establishes identical
buffers around wetlands that are similar to the size and habitat quality as the
wetlands found along this remnant section of Cooper Slough.
• Unlike the sections of Cooper Slough north of Highway 14, this remnant of
Cooper Slough does not provide the high quality wildlife habitat that would justify
the protection of a 300-foot buffer. (From the Ecological Characterization Study
completed by Wildland Consultants, Inc. - attached)
• No flowing water is present along this remnant section of Cooper Slough. (From
the Ecological Characterization Study completed by Wildland Consultants, Inc. -
attached)