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Home My WebLink AboutNORTHGATE COMMONS PUD, PHASE 1 - PRELIMINARY - 38-96A - CORRESPONDENCE - WETLANDS DOCUMENTSDEPARTMENT OF THE ARMY CORPS OF ENGINEERS, OMAHA DISTRICT TRI-LAKES PROJECT OFFICE, 9307 STATE HWY 121 LITTLETON, COLORADO 80123-6901 REPLY TO ATTENTION OF November 21, 1996 Mr. Theodore R. Boss, Ph.D. TR Boss Environmental & Biological Consulting 308 Milky Way Fort Collins, Colorado 80525 RE: Northgate, LLC Development, Corps File #199681113 Dear Mr. Boss: Reference is made to the Northgate LLC property located in the Southwest '/a of Section 36, Township 8 North, Range 69 West, Larimer County, Colorado. This project has been reviewed in accordance with Section 404 of the Clean Water Act under which the U.S. Army Corps of Engineers regulates the excavation and discharge of dredged and fill material into waters of the United States including wetlands. This letter is to inform you that the wetland delineation map by ENSR Consulting, dated July 1994, is considered accurate and acceptable by this office. The wetlands are considered to be waters of the United States pursuant to Section 404 of the Clean Water Act. If a proposed activity requires work within these waters, this office should be contacted by a proponent of the project for proper Department of the Army permits. This wetlands jurisdictional delineation is valid for a period of five years from the date of this letter unless new information warrants revision of the delineation before the expiration date. If you have any questions concerning this matter, please feel free to contact me at (303) 979-4120 and reference Corps file #199681113. Sincerely, Terry McKee Environmental Resource Specialist Printed on ® Recycled Paper TR Bass ENVIRONMENTAL AND BIOLOGICAL CONSULTING November 8, 1996 Mr. Terry McKee U.S. Army Corps of Engineers Tri-Lakes Project Office 9307 State Highway 121 Littleton, CO 80123-6901 RE: Filling of Wetlands, Northgate, LLC, Ft. Collins, CO Dear Terry: Enclosed is a copy of a wetlands .delineation report and map by ENSR, regarding wetlands on the Northgate LLC (Northgate) property in north Ft. Collins. 'rR Boss, conducting a Ute Ladies' -tresses orchid survey in July -August, 1996 (letter from FSW concerning the orchid survey is included) agrees with ENSR's delineation. The proposed Northgate development would impact approximately 7 acres of wetlands. Northgate believes that, since the acreage of impacted wetlands is under 1.0 acres, the project would be within the PDN Nationwide 26 permit. program. To strengthen this supposition, the project will be going before the public in early December,- 1996, through the Ft. Collins Planning and Zoning Board Public Hearings, and again in mid -December through a Neighborhood Review Process. If the COE believes a pre -application hearing would be useful, Northgate is willing to cooperate. If you have any questions regarding the report, or the permitting process, please call me at (970) 223-5145. ,�i��nc((�rely, Vieddore R. Boss, Ph.D. TR Boss Environmental and Biological Consulting 308 h1ILKY WAY • FORT COLLINS, COI.ORALX) 80525 • (303) 223-5052 RESIDENCE 0 (303) 223-5145 OFFICE/FAX EMM 4.0 CONCLUSIONS Three wetlands were delineated at the proposed development site. These wetlands cover approximately 6.74 acres or approximately 29 percent of the site. A development design for this site has not been completed. Therefore, the acres of wetlands to be filled during construction, if any, cannot be calculated until the final development design has been completed. 6711-043-100 4-1 Juty 1994 '�. narrowleaf cattail, and reed canarygrass. Upland species that occur in this wetland include Kentucky bluegrass, common milkweed, quackgrass, and Canada thistle. Hydrological indicators present at the wetland include inundation, saturated soils, and oxidized root channels. Indicators of hydric soils that were observed at the wetland include low chroma colors and mottles within the B horizon. 9711-043-100 3-2 Jury 1994 4 3.0 RESULTS Three wetlands were identified and delineated at the site (Figure 3-1). The wetland data forms completed for each wetland are provided as an attachment. According to the Soil Survey of the Larimer County Area, soil present at the site is classified as Nunn clay loam, 1 to 3 percent slopes (SCS 1980). This soil is not classified as a hydric soil. However, inclusions of hydric soils may occur within this mapping unit. Wetland 1 is a palustrine, forested wetland that occurs immediately adjacent to an irrigation ditch (Figure 3-1). This wetland covers approximately 0.03 acre and receives water that overflows from the adjacent irrigation ditch. Vegetation, hydrology, and soils data were collected at one site along the periphery of the wetland (see attachment). Vegetation observed in this wetland includes a prevalence of hydrophytic species, such as watercress, curly dock, and pondweed. Other species that occur in this wetland include hybrid cottonwood, Canada thistle, and bedstraw. Hydrological indicators present at the wetland include inundation, saturated soils, and sediment deposits on vegetation. Indicators of hydric soils that were observed at the site include low chroma colors and mottles within the B horizon. Is Wetland 2 is a palustrine, emergent wetland that occurs in the northern portion of the site (Figure 3-1). This wetland covers approximately 3.90 acres and receives water via underground water flow from the adjacent Larimer and Weld water canal. Vegetation, hydrology, and soils data were collected for three sites along the periphery of the wetland (see attachment). Vegetation observed in this wetland includes a prevalence of hydrophytic species, such as wideleaf cattail, narrowleaf cattail, Nebraska sedge, American three -square, curly dock, common spikerush, Baltic rush, reed canarygrass, and pondweed. Other species that occur in this wetland include Kentucky bluegrass, smooth bromegrass, and Canada thistle. Hydrological indicators present at the wetland include inundation, saturated soils, and oxidized root channels. Indicators of hydric soils that were observed at the wetland include low chroma colors and mottles within the B horizon. Wetland 3 is a palustrine, emergent wetland that occurs in the southeastern portion of the site (Figure 3-1). This wetland covers approximately 2.81 acres and receives water via underground water flow from the adjacent Larimer and Weld water canal. Vegetation, hydrology, and soils data were collected at three sites along the periphery of the wetland (see attachment). Vegetation observed in this wetland includes a prevalence of hydrophytic species, such as Nebraska sedge, American three -square, curly dock, common spikerush, and Baltic rush. Other hydrophytes that were observed in other portions of the wetland include wideleaf cattail, 8711-043-100 3-1 July 1994 I 2. The entire site is low with relationship to Willox Lane and College Avenue. As a result, approximately 70,000 cubic yards of fill will be needed to be spread on the developed ground. Importing this fill is estimated to cost around $10.00/cy and is cost prohibitive. If fill is taken from on -site, the cost will be substantially less. Import of off -site fill would result in an additional $525,000 or more expense which kills the project's viability. Our conclusion is that fill material must be redistributed on site. After a lot of study, we found that we needed to "mine" fill from under the primary wetland area and thus create lakes. The developers plan to integrate a balanced ecosystem of lakes and wetlands into the project. Much of the existing wetlands will need to be disturbed and then reestablished. Some off -site mitigation may also need to take place. ENSR's report delineated 6.74 acres of wetlands. The attached site plan has approximately 3 acres of lakes and 2.85 acres of wetlands. Wetlands and lakes thus total 5.85 acres. Clearly this does not equal the existing wetlands and we will need approximately one acre of off -site mitigation. The area you proposed as off -site mitigation on Willox just east of our site appears to be very feasible. The developers see the lakes and wetlands as an asset to this project for all parties. They hope to integrate both the lakes and wetlands into the character of the project without adversely impacting wetland flora and fauna. In order to accommodate the wetland wildlife habitat, the lakes will be constructed adjacent to the development with the wetlands lying toward the perimeter of the property. In this way, we believe the new lakes will diversify and enhance the overall wildlife habitat and provide adequate buffers. In today's meeting we hope to reach a mutually acceptable mitigation plan. Terry Geiselman and Steve Johnson, both of Riverside Technologies, Inc., are currently working with us as our wetlands consultants. After we have a plan worked out, we will ask them to set up a meeting with you, Glen Schluter, if necessary, and a representative of the Army Corps. At that meeting we would like to try to define a finalized plan which will be acceptable to all parties. In the mean time, if you have any questions, please don't hesitate to give me a call. Thank you. Sincerely, Dave Pietenpol Project Manager Enclosures copy: Riverside Technology Inc. Jim Smith Bill Neal Royce Clark WHEELER COMMERCIAL PROPERTY SERVICES, LLC December 5, 1997 Mr. Rob Wilkenson Senior Environmental Planner Natural Resources Division City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522-0580 RE: Northgate Commons NE corner of North College & Willox Fort Collins, Colorado Dear Rob, We appreciate the time you took to meet with us regarding our Northgate project. This letter is a response to your request for a synopsis of the project and how it affects the existing wetlands. In July 1994 Smith Investments contracted with ENSR Consulting and Engineering to provide a Wetland Delineation Report. The results and conclusions sections of this report are attached. In November 1996 Northgate LLC's consultant, Ted Boss, corresponded with Terry McKee of the Army Corps of Engineers, A copy of this correspondence and McKee's reply are also attached. As can be seen, the Army Corps of Engineers has accepted ENSR's delineation. Wheeler Commercial began looking at the area in early 1996. The result of this effort is Northgate Commons, a mixed -use development of approximately 27.5 acres. The development group, Northgate LLC, has not finalized the site plan, however, current concepts call for the construction of approximately 180,000 square feet of mixed use retail, office, and residential space. The project will be developed in one phase. A copy of the current conceptual plan is attached. Although all parties would rather not disturb the wetlands, the developers have not been able to accomplish this. Over the last two years, Northgate-LLC and its consultants have put a lot of time and effort into studying the challenge. The viability of the project depends upon creating as much fill material from on -site sources as possible. As a result, we have numerous concerns. A couple of these affect our approach to dealing with the wetlands and are listed below: 1. The viability of the project dictate that we build a minimum of 180,000 square feet. As such, we will need approximately 16 acres of developable ground. 149 West Harvard, Suite 401 - Font Colons, Colorado 80525 - Telephone (970) 225-9305 - Fax (970) 225-9709 0