HomeMy WebLinkAboutCARIBOU APARTMENTS - PDP - 18-02A - CORRESPONDENCE - MEMO / P & Z BOARDNo Text
entirely of mowed smooth brome (a non-native grass) with limited wildlife value in terms of cover and
forage value. The proposed revegetation plan would replace this non-native community with native mid -
height grasses and tree and shrub plantings. These plantings will enhance habitat diversity by increasing
vegetation cover and forage values and structural diversity. Increased habitat diversity adjacent to the.
existing wetland will also serve to enhance the overall habitat value of the wetland. Therefore, the project
is in compliance with this performance standard.
(b) This performance standard is not applicable to the. Caribou Project since there are no wildlife
movement corridors present.
(c) The only significant trees or vegetation omthe property are the landscape trees around the existing
residence and the wetlands along the south property boundary. Existing trees will be transplanted to the..
extent possible, and those that cannot be transplanted will be mitigated by plantings of replacement trees
as required by the City. The existing wetland will be protected with the establishment of the buffer zone.
Therefore, the project is in compliance with this performance standard.
(d) Applicable portions of this performance standard include the protection of nesting, feeding, and
wintering areas for waterfowl, wading birds, and shorebirds as well as protection of any wetland greater
than 0.25 acre in size. Establishment of the 100-foot buffer and revegetation of the buffer to native
,grasses, shrubs, and trees will protect the existing wetland and enhance habitat and vegetation cover for ,
waterbird use of the wetland. Therefore, the project is in compliance with this performance standard.
(e) Establishment of the 100-foot buffer and revegetation of the buffer to native grasses, shrubs,.and
trees will not only minimize degradation of the ecological character of the wetland but enhance adjacent
habitat and existing habitat diversity. The placement of the backs of garages as well as visual screening
by shrub and tree plantings in the buffer zone will minimize the visual and noise effects of the
development on the wetland. Any external landscape or security lighting will be shielded to minimize
nighttime light impacts on the buffer zone and wetland.. Diversion of surface runoff from developed
portions of the property into water quality detention basins prior to release into the wetlands will minimize
the risk of water quality degradation in the wetlands from the Caribou Project. Therefore, the project Win'
compliance with this performance standard. ;
If) Minor slope changes will be required for construction of the detention basin, but the general character
of existing slopes within the buffer zone will be maintained after regrading. Therefore, the project is in
compliance with this performance standard.
(g) As indicated, the buffer zone will be revegetated to native grassland with inclusions of native shrub
and tree plantings. Therefore, the project is in compliance with this.performance standard..
(h) A walking pathway and shielded viewing platform will be constructed within the buffer zone for . .
passive recreation and wildlife viewing. Since Timberline Road and existing residences are currently
located immediately adjacent to portions of the wetland, I believe the Caribou walking trail and viewing
platform to be compatible with the ecological character and wildlife use of the wetland. Therefore, the
project is in compliance with this performance standard..
WQXCEA° IMS9 INC.
916 Willshire Ave. • Fort Collins, Colorado 80521 • (970) 493-4394
August 9, 2002
Cathy Mathis "
VF Ripley Associates, Inc.
401 W. Mountain Ave., Suite 201
Fort Collins, CO 80521. .
RE: Caribou Project — Compliance with City of Fort Collins Buffer Zone Performance Standards
At the request of Doug Moore with the City of Fort Collins Natural Resources Department, I have
evaluated current development plans for the Caribou Project site with respect to compliance with City of
Fort Collins Buffer Zone Performance Standards stipulated under Section 3.4.1 (E) of the City of Fort
Collins Land Use Code. The following provides my evaluation for each applicable standard and
requirement within this section of the Land Use Code.
3.4.1 (E) (3) - Buffer Zone Distances
The only natural habitat or feature on or near the Caribou project site is a storm water detention wetland
along the south property boundary. The wetland is greater than 0.3 acre and consists primarily of dense
stands of cattails with a small, open water pond near its west end. Residential development exists
immediately adjacent to the south edge of the wetland, and mowed, non-native.grassland,abuts the north
side of the wetland. As documented by observations and reporting provided to the City by local resident
Dwight Smith, the open water pond and surrounding cattail stands serve to attract a wide variety of,
migratory waterfowl and.shorebirds as well as a number of urban -adapted songbird and mammalian ,
species that rely on wetlands for water, nesting, forage, and/or security cover. , However, the relative
small size of. this wetland, lack of diversity in terms of wetland communities and vegetation cover, and
surrounding urban development precludes large numbers or significant waterfowl or shorebird use of this
site. Therefore, the Buffer Zone Standard of 100 feet for wetlands, greater than 0.3 acre in size and
without significant use by waterfowl or shorebirds seems appropriate for this site.
Current project design indicates a buffer distance of 100 feet but with a few encroachments by project
features. Overall the average buffer distance would be maintained at 87 percent of the minimum buffer
distance of 100 feet stipulated in Section 3.4.1 (E) (3). Therefore the project would be in, compliance. with
this section of the Code since it exceeds the 80 percent requirement of the standard. Impacts associated
with the 13 percent encroachment of the buffer zone will be mitigated by revegetation of the buffer zone
area into native grassland with inclusions of native shrub and tree plantings. - A detailed revegetation plan,
developed by Cedar Creek Associates, will be included with the next development plan submittal to the ,
City of Fort Collins
3.4.1 (E) (1) —,Buffer Zone Standards
(a) The project will preserve the existing wetland, and regrading disturbances in the buffer zone will be "
revegetated to native grassland mix with inclusions of native tree and shrub clump plantings. Native tree
and shrub plantings will be employed to enhance wildlife habitat as well as to provide visual, screening of -
development features that intrude into the buffer zone. Existing habitat in the buffer zone consists almost -
I
PROJECT DEVELOPMENT PLAN
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BUFFER ENCROACNMENF l 3 OF 16
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City of Fort Collins
Comn,tity Planning and Environmental, _rvices
Natural Resources Department
JiI=AX'-sm _ ► �. d
To: Planning and Zoning Board
Fronk Doug Moore, Environmental Planner.
CC: Michelle Pawar, Cameron Gloss
Date: 01/16103
Re: Natural Habitat and Features Buffer Standards applied to Caribou Apartments - PDP
The purpose of this memo is to inform the Board how Natural Habitat and Features Buffer Zone
Standards were applied to the Caribou Apartments Project Development Plan. The Caribou
Apartments Project is located along the west side of Timberline Road and south of Caribou Drive.
Adjacent to the south side of this site is a wetland area that comprises over 1/3 of an acre.
After review of the Ecological Characterization Study provided by the applicant and consulting with two
wildlife experts who reside in the adjoining neighborhoods, the Natural Resources Department (NRD)
staff determined a 100' buffer from natural habitat would be adequate.
With this established buffer, the applicant still needed an encroachment into the area to make their
project work. The Land Use Code allows applicants to either use the Buffer Zone Standards Table
(article 3, page 65) or seek a modification to any portion of the table distances, provided the Buffer
Zone Performance Standards are met (Section 3.4.1(D)). This modification requires approval from the
decision -maker, whom in this case was Michelle Pawar, and the NRD. If the applicant wishes to
encroach even more, leaving less then 80% of the minimum general buffer distance recommended in
the Buffer Zone Standards table, then compliance to the Buffer Zone Performance Standards and
review by your board are required.
The applicant's project required an encroachment of 18.9% (0.14 acres needed to meet parking
requirements and 0.07 to relocate non-native trees). The Land Use Code permits only native
vegetation within a buffer zone. However, by relocating the non-native trees within the buffer zone the
applicant is able to accommodate screening of the project from both the natural habitat and the
adjoining neighborhood. In addition, some different species of birds will use these trees for habitat.
The applicant also redesigned the parking garages so that they backed into the buffer area. This helps
to screen and decrease the impacts to the habitat. The applicant shifted several units and the
clubhouse, creating visual open voids for migratory birds. This shift also resolved compliance issues
related to the Visual Character of Natural Features Standard (3.4.1(1)(2)). During this redesign,
additional native landscaping and the development of an extensive revegetation plan were added,
further enhancing the habitat and compliance with the Buffer Zone Performance Standards.
Attached to this letter is the plan depicting the encroachment into the buffer zone and a letter for the
applicant's environmental consultants detailing how they have complied with the Buffer Zone
Performance Standards.
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281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6600 • FAX (970) 224-6177