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HomeMy WebLinkAboutINTERSTATE LAND - MODIFICATION OF STANDARD - 49-02 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTareas will be fenced to discourage public access. Stormwater detention areas will be designed according to City and State standards. Detention will improve the quality of runoff prior to entering Boxelder Creek. (f) The majority of the site is flat. The slight drainage swale associated with the remnant to Cooper Slough will not be disturbed. The stream channel of Boxelder Creek and associated 100-year floodplain will not be disturbed. (g) All important natural habitats and features are protected with buffer zones as permanent open space. Areas within the buffer zones that have been disturbed will be reseeded with a native grass/forb seed mix. Planting and shrubs and trees along the outside edges of the buffer zone will be completed according to the landscape plan for the site. Detention,area will be seeded according to the landscape plan. If requested a Natural Areas Enhancement and Maintenance Plan will be submitted for the site. (h) A trail proposed along the edge of Boxelder Creek will allow for passive recreation and wildlife viewing. The trail will be located outside of significant wildlife habitat preferably along the outside edge of the buffer zone. Trails along canals will follow those proposed in the City of Fort Collins Parks and Recreation Policy Plan Master Plan. 3.4.1(E) (2)- Development Activities Within the Buffer Zone - The only development activity proposed within the buffer zones on the site is associated with the bridge crossing of Boxelder Creek and possible detention areas. To develop the site bridge access is needed. If detention areas are proposed for buffer zones they will be reseeded with a native grass/forb seed mix. Detention areas within the buffer zones will serve as wildlife habitat areas. The final location of detention areas has not been determined as of this time. Trails will be located either outside or along the outside edge of buffer zones according to City wishes. In summary, the proposed Interstate Land Development meets or exceeds the buffer zone standards presented in the City of Fort Collins land use code. Wildland Consultants, Inc. has been involved in many of the studies regarding Cooper Slough to the north of Highway 14. A flowing warmwater Cooper Slough does not exist on the Interstate Land site. The 300-foot buffer zone standard for Cooper Slough does appear to be applicable to this area. The most important habitat feature on the development site is Boxelder Creek. Please let me know if you have any comments or questions. Sincerely, Wildland Consultants, Inc. Eric Berg Certified Wildlife Biologist, Certified Professional Wetland Scientist are located just west of the development boundary. A wetland delineation was completed in this area during the summer of 2002. At that time the size of the wetlands (from north to south) was 0.08 acres, 0.01 acres, 0.02 acres, and 0.43 acres. The largest wetland (0.43 acres) within the drainage swale was graded and disturbed by an adjacent landowner during the winter of 2002. Most of the vegetation associated with this wetland was removed. The remnant of Cooper Slough does not provide significant habitat for waterfowl or waterbirds. A warmwater slough and extensive wetlands are not present. An existing development is located less than 50-feet away from the remnant of Cooper Slough. The 300-foot buffer zone standard should not apply to this area. The 50-foot buffer zone standard for naturalized storm drainage channels, or the 50-foot standard for wetlands < 1/3 acre in size appear to be more applicable to this area. The proposed buffer zone from these isolated wetlands is approximately two hundred and fifty four feet (254'). 3.4.1 (E) (1)- Buffer Zone Standards (a) The project will protect wetlands, wildlife habitat, and natural habitats and features. Approximately seventy-five (75) acres will be preserved as open space and wildlife habitat. Wetland impacts will be limited to a bridge across Boxelder Creek. (b) On the development site the remnant to Cooper Slough does not provide a significant wildlife corridor. To the north the corridor is interrupted by Highway 14, the 2 canals, and an existing subdivision. To the south the corridor does not extend beyond Prospect Road. Existing houses are present within 50-feet of the remnant to Cooper Slough. The proposed two hundred and fifty-four foot buffer zone from the area will preserve the limited value wildlife corridor. The most valuable wildlife corridor on the site is associated with Boxelder Creek. The buffer zone and open space proposed along the Creek meets or exceed City Standards and will protect this corridor. The proposed bridge across Boxelder Creek will be designed to allow continued wildlife movement along the Creek. Corridors along the 2 Canals will be protected with buffer zones that meet or exceed City Standards. (c) All significant existing trees and vegetation will be preserved on the site. Direct wetland impacts will be restricted to the bridge crossing of Boxelder Creek. There are no significant trees or vegetation along the remnant to Cooper Slough. No direct disturbance will occur to wetland or naturalized vegetation along the remnant to Cooper Slough. (d) The project will protect all special habitat features and wildlife species that may use these features. The most important special habitat feature on the site is Boxelder Creek. The proposed development will meet or exceed buffer zone standards for the Creek. The development is in compliance with this performance standard. (e) The project has been designed around natural habitats and features. Buffer zones that are proposed meet or exceed City standards. The acreage of permanent open space/natural area on the site is approximately seventy-five acres. The bridge across Boxelder Creek will be designed to allow wildlife movement. Natural Joe Carter June 9, 2003 Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 RE: Interstate Land- Compliance with City of Fort Collins Buffer Zone Standards As requested by Doug Moore (City of Fort Collins Natural Resources Department) and you we have evaluated the proposed Interstate Land development in relation to the City of Fort Collins Buffer Zone Standards (Section 3.4.1 (E) of the Land Use Code). 3.4.1 (E) (3)- Buffer Zone Distances The City of Fort Collins has established buffer zone standards for natural habitats and features. Within the Interstate Land development area natural habitats and features (as defined by the City) include: Boxelder Creek, Lake Canal, Poudre Reservoir Inlet Canal, and isolated wetlands along a drainage Swale along the western site boundary. The drainage swale may have historically been part of Cooper Slough. However, all water flows from Cooper Slough run into the Lake Canal and Poudre Reservoir Inlet Canal. U.S. Geologic Survey Quadrangle maps show Cooper Slough ending at the Poudre Reservoir Inlet Canal outside of the site boundaries. On the site the drainage swale supports several small isolated wetlands. There is no flowing water and no stream channel present in the drainage swale. Standing water is present seasonally within several of the isolated wetlands. These isolated wetlands are not located on the development site. They are located on property adjacent to the development site. The largest wetlands have been recently graded and disturbed by an adjacent landowner. The proposed development meets and generally exceeds buffer zone standards for Boxelder Creek The buffer zone standard for Boxelder Creek as defined by the City is 100-feet. The proposed development proposed buffer zones of 125-600 feet from the high water mark of Boxelder Creek. The proposed development meets and generally exceeds buffer zone standards for the Poudre Reservoir Inlet Canal, and Lake Canal. The City standards recommend buffer zones of 50 feet for irrigation ditches that serve as wildlife corridors. The proposed buffer zone from these canals range from 50 to over 150 feet. The City buffer zone standards for Cooper Slough are 300-feet. The 300-foot buffer zone is designed to protect waterfowl and waterbird use of the warmwater slough. Cooper Slough does not continue past the Poudre Reservoir Inlet Canal. The last section of Cooper Slough flows through an established development. Cooper Slough provide valuable wildlife habitat north of Highway 14 and then enters a heavily developed area. On the development site Cooper Slough no longer exists. All that remains adjacent to the development is a slight drainage swale with 4 isolated wetlands. These isolated wetlands 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 associated with the proposed plan is better than or equal to a plan compliant to the Land Use Code as follows: • Section 3.4.1 (E) (3) of the Fort Collins Land Use Code establishes buffers around wetlands that are similar to the size and habitat quality as the wetlands found along this remnant section of Cooper Slough. The applicant's proposed buffer is approximately 254', well beyond the buffers proposed in the Land Use Code for this type of habitat. The buffers proposed from wetlands similar in size and quality are between 50' and 100'. • The proposed plan includes enhancement of the buffer area through riparian plantings within the buffer zone. These riparian plantings will increase the wildlife habitat within the buffer and adjacent to this section of Cooper Slough. The proposed riparian plantings will also assist in the screening of the proposed development. • The proposed plan will incorporate passive recreation into the buffer zone. A gravel trail has been included in the enhancement of the buffer zone. • The proposed plan allows for limited access across the slough at the proposed City Park. • The proposed plan allows for greater amount of development within the overall project without adversely impacting the ecological habitat of this remnant section of Cooper Slough. The proposed plan provides enhancement of the wildlife habitat. _ Urban Design Attachments: Exhibit A — Cooper Slough Buffer Plan co�y5@@P@ urban design, inc. 3555 stanford road,.suite 105 fort collins, colorado 60525 (970) 226-4074 fax (970) 226-4196 e@cityscapeud.com Request for Modification of Standard Reduction of Buffer width along a portion of the Cooper Slough June 9, 2003 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 the Buffer Zone Standards table shown in Article 3, Page 65 of the Fort Collins Land Use Code. The applicant, Western Vll Investment, LLC, is requesting a Modification of Standard for the buffer imposed along this remnant portion of Cooper Slough existing on and adjacent to the Interstate Land property. The applicant is proposing an average buffer of 254' from this remnant section of Cooper Slough. The applicant's proposed encroachment provides, on average, a buffer that is greater than 80% of the required 300-foot buffer, or 254' on average. Establishing a distance ,from the edge of Cooper Slough and measuring the distance to the nearest encroachment calculated the applicant's buffer distance. Distance measurements where taken every 50' along the edge of Cooper Slough. As per discussions with Doug Moore, Department of Natural Resources, when encroachments were greater than 300' from the edge of Cooper Slough, the additional width was included in the distance measurement. The Cooper Slough edge was defined by the edge of the surveyed wetlands and interpolated the length of the slough. This method was used because there is no flowing or standing water present in areas other than the surveyed wetlands. City of Fort Collins Department of Natural Resources staff has agreed with the applicant's delineation of this section of Cooper Slough. 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 this remnant section of the Cooper Slough along the projects western boundary. The wetland mapping is shown on Exhibit B (attached) and a copy of the Ecological Characterization Study was included with the original submittal. Under Section 3.4.1 (E) (3), the Land Use Code specifies that the applicant can propose a reduction to any portion of the general buffer zone distance provided that the performance standards set forth below are achieved. The Buffer Zone Performance Standards as per the Land Use Code and a description of how these standards have been addressed is listed on the attached letter from Wildland Consultant's Inc.