HomeMy WebLinkAboutRIVER MODERN - PDP - PDP150005 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTAlternative Compliance - Section 3.4.1 (E)(1) — Buffer Zone Performance Standards Narrative
River Modern
March 3, 2015
As a result of designing the buffer zone through the River Modern property to reflect the restoration
area and the Performance Standards set forth in Section 3.4.1(E)(1), the buffer established for the
project is greater than the general 100' buffer distance in some areas, and less than 100' in other areas.
The buffer line and areas of increase and decrease are indicated in the PDP site plan included with this
application.
The buffer reduction in the center of the site would be approximately 15 feet or less (or 918 sf). There
would be a compensatory 3,129 sf increase of the buffer near the east and west edges of the property.
Even though the general 100-foot Spring Creek buffer would be reduced in one small area, buffer
conditions in these areas would be considerably enhanced over existing pasture conditions.
Enhancement would occur by the conversion of areas dominated by non-native turf grass species to
areas revegetated by woody and native wetland species, native cottonwood woodlands, and native
upland shrub and herbaceous species. With these plantings and regrading of the buffer area to
resemble more natural riparian corridor conditions, buffer zone performance standards would be met,
even with relatively minor reductions in the buffer zone standard. In the areas with buffer zone
reductions, additional enhancement and visual shielding through increased plantings of native tree and
shrub plantings would ensure that stipulated buffer zone performance standards are met.
The proposed enhancements and will greatly improve the creeks's ecology, biodiversity and habitat
value, as well as create a healthier and sustainable ecosystem. The proposed enhancements will also
increase opportunities for pedestrians to enjoy safe and easily accessible natural areas, adding to the
overall experience and environment within the natural areas.
Alternative Compliance - Section 3.4.1 (E)(1) — Buffer Zone Performance Standards Narrative
River Modern
March 3, 201S
pine forest; plains cottonwood riparian woodlands; and any wetland greater than one -
quarter ('/4) acre in size.
(e) The project shall be designed so that the character of the proposed development in
terms of use, density, traffic generation, quality of runoff water, noise, lighting and
similar potential development impacts shall minimize the degradation of the ecological
character or wildlife use of the affected natural habitats or features.
(f) The project shall be designed to integrate with and otherwise preserve existing site
topography, including but not limited to such characteristics as steepness of slopes,
existing drainage features, rock outcroppings, river and stream terraces, valley walls,
ridgelines and scenic topographic features.
(g) The project shall be designed to enhance the natural ecological characteristics of the
site. If existing landscaping within the buffer zone is determined by the decision maker to
be incompatible with the purposes of the buffer zone, then the applicant shall undertake
restoration and mitigation measures such as regrading and/or the replanting of native
vegetation.
(h) The project may be designed to provide appropriate human access to natural habitats
and features and their associated buffer zones in order to serve recreation purposes,
provided that such access is compatible with the ecological character or wildlife use of
the natural habitat or feature.
(i) Fencing associated with the project shall be designed to be compatible with the
ecological character and wildlife use of the natural habitat or feature.
BUFFER ZONE TABLE FOR
FORT COLLINS NATURAL HABITATS AND FEATURES""
Natural Habitat or Feature Buffer Zone Standard 3
Spring Creek 100 feet
2 Table distances may be modified as described in Section 3.4.1(E)(1) above to meet
performance standards
Proposed restoration and planting plans for the buffer zone are included in the PDP submittal. City Staff
from the Environmental Planning Department have expressed support for the buffer zone enhancement
recommendations included in the Environmental Characterization Studay which include: removal of
grazing pressure, preserving the healthy stand of tall fescue, and the enhancement of the buffer zone
through native plantings such as chokecherry and other species.
Alternative Compliance - Section 3.4.1(E)(1) — Buffer Zone Performance Standards Narrative
River Modern
March 3, 2015
This narrative requests that the City approve the buffer zone distances as illustrated in the PDP site plan,
which deviate from the general 100' buffer distance set forth in Section 3.4.1 (E)(1) of the Fort Collins
Land Use code ("LUC"), as specifically provided for in that section.
The River Modern development team has approached both the development of the property and the
buffer area restoration in a holistic manner based on the creek flow conditions, existing landscape,
surrounding conditions, and the vision for the future development of the area. As a result, the buffer
zone through the River Modern property has been established to reflect recommendations of the
Ecological Characterization Study and the Performance Standards set forth in Section 3.4.1(E)(1).
The LUC section regarding this issue is as follows:
(1) Buffer Zone Performance Standards. The decision maker shall determine the buffer zones for
each natural habitat or feature contained in the project site. The buffer zones may be multiple and
noncontiguous. The general buffer zone distance is established according to the buffer zone
table below, but the decision maker shall reduce or enlarge any portion of the general
buffer zone distance, if necessary in order to ensure that the performance standards set
forth below are achieved.
The buffer zone performance standards are as follows:
(a) The project shall be designed to preserve or enhance the ecological character or
function and wildlife use of the natural habitat or feature and to minimize or adequately
mitigate the foreseeable impacts of development.
(b) The project, including, by way of example and not by way of limitation, its fencing,
pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the
existence of wildlife movement corridors between natural features, both within and
adjacent to the site.
(c) The project shall be designed to preserve significant existing trees and other
significant existing vegetation on the site.
(d) The project shall be designed to protect from adverse impact species utilizing special
habitat features such as key raptor habitat features, including nest sites, night roosts and
key feeding areas as identified by the Colorado Division of Wildlife or in the Fort Collins
Natural Areas Policy Plan (NAPP); key production areas, wintering areas and migratory
feeding areas for waterfowl; key use areas for wading birds and shorebirds; key use areas
for migrant songbirds; key nesting areas for grassland birds; fox and coyote dens; mule
deer winter concentration areas as identified by the Colorado Division of Wildlife or
NAPP; prairie dog colonies over fifty (50) acres in size as included on the Natural
Habitats and Features Inventory Map; key areas for rare, migrant or resident butterflies as
identified in the NAPP; areas of high terrestrial or aquatic insect diversity as identified in
the NAPP; remnant native prairie habitat; mixed foothill shrubland; foothill ponderosa