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HomeMy WebLinkAboutTHE SUMMIT ON COLLEGE PARKING GARAGE - MJA/FDP - FDP130056 - REPORTS - (30)ECS Review – Summit Parking Garage Ecological Characterization Study Review Project Name: Summit Parking Garage Project Planner: Seth Lorson ECS Consultant: Cedar Creek Associates Review Date: February 26, 2014 Project Description: This is a request for a multi-level parking garage to be installed above the existing surface parking lot at 1807 South College Avenue. Environmental Planner Summary. The proposed Summit Parking Garage is located north of Spring Creek and adjacent to Creekside Park. The original Summit project had a surface parking lot adjacent to the park and provided an average 100’ buffer from the creek. The proposed parking garage encroaches onto the originally approved buffer is located to the east of a riparian woodland and wetland drainage area. Current design plans for the parking structure indicate the top three levels would reduce the required 100-foot buffer to about 60 feet over a 60-foot length of structure, 60 to 80 feet over a 30 foot length, and 70 to 80 feet over an 80-foot length. The project has proposed to meet the buffer standards in two ways: (1) within their property, they propose to install a multi-structured vegetation screen that includes 104 trees and shrubs and a native grass seed mix; and (2) within Creekside Park, the applicants will provide a fee-in- lieu payment to the City of Fort Collins, as within the next two years, the City will be restoring this portion of Spring Creek and will enhance this site to meet the buffer zone standards. A conceptual plan has been developed to determine the fee-in-lieu amount. No lighting spills over into the buffer zone. With these two proposed enhancements to the Spring Creek buffer, staff finds this project complies with Section 3.4.1 of the Land Use Code. Ecological Characterization Study (ECS) Requirements and Evaluation – Section 3.4.1(D) of the Land Use Code Yes No N/A Comments Is the project within 500’ of a Natural Habitat or Featurei? If yes, which features?    Yes, the project is just north of Spring Creek (see page 1 of the ECS). Is the wildlife use and value of the area described?    Yes, it is described. Because of past site degradations, e.g., the parking lot, and the human use associated with the adjacent park, the site supports urban-adapted species such as mourning dove, house finch, Canada geese, fox, raccoon, etc. (see page 1). Are there wetlands present? If yes, have the boundaries and functions been described?    Wetlands are not present on the site, though there are thin strips of intermittent, vegetated wetlands along the banks of Spring Creek (see page 1 of the ECS). Attachment #11 ECS Checklist Page 2 Ecological Characterization Study (ECS) Requirements and Evaluation – Section 3.4.1(D) of the Land Use Code Yes No N/A Comments Are there any prominent views from or across the site?    The site provides unobstructed views into the Spring Creek corridor and the foothills to the west. The structure will be highly visible to trail users and those on College Avenue (see page 1). Are the pattern, species, and location of significant native trees and vegetationii described?    N/A, the site does not support any native vegetation or significant trees (see page 2). Are the pattern, species, and location of significant non-native trees and vegetation described?    The ECS does not describe this, but from numerous site visits, the site does have non-native trees within the parking lot landscaping that was installed with the surface parking lot. None are significant nor do any contribute to the habitat value of the area. Is a stream or perennial body of water present? If yes, is top of bankiii located?    Yes, the top of bank line for Spring Creek is described on the site plans (see page 2). Are Sensitive or Specially Valued Speciesiv present? If yes, are the areas of use identified?    The property was evaluated for Sensitive or Specially Valued Species and were found to be unlikely because of past disturbances (see page 2). Are other special habitat featuresv located on the site?    The ECS indicates that past removal of native habitat has eliminated the potential for any special habitat features on the property (see page 2). Does the site contain wildlife movement corridors?    Yes, Spring Creek does serve as a wildlife corridor, though in this section its function is highly impaired due to College Avenue, the railroad and the lack of woody vegetation cover (see page 2). Are the general ecological functions of the site described?    Yes (covered throughout the report). ECS Checklist Page 3 Ecological Characterization Study (ECS) Requirements and Evaluation – Section 3.4.1(D) of the Land Use Code Yes No N/A Comments Are any measures needed to mitigate adverse impacts projected by the development?    Yes, the most significant concern is the encroachment into the Spring Creek buffer zone. To address this, the applicants have proposed extensive plantings on their own property and then a fee-in-lieu payment to the City to contribute to the City’s restoration efforts on Spring Creek (planned to be completed in the spring of 2016). As the area just south of the applicant’s property is in a floodway and the City is undergoing a restoration effort for this area, it is more effective for the applicants to support the City’s broader restoration efforts than to implement their buffer zone improvements in isolation. Glossary of Terms i Natural features shall mean (a) natural springs, (b) areas of topography which, because of their steepness, erosion characteristics/geologic formations, high visibility from off-site locations and/or presence of rock outcroppings, and (c) view corridors which present vistas to mountains and foothills, water bodies, open spaces and other regions of principal environmental importance, provided that such natural features are either identified on the city's Natural Habitats and Features Inventory Map, or otherwise meet the definition of natural area as contained in this Article. ii Native vegetation shall mean any plant identified in Fort Collins Native Plants: Plant Characteristics and Wildlife Value of Commercial Species, prepared by the City's Natural Resources Department, updated February 2003. iii Top of bank shall mean the topographical break in slope between the bank and the surrounding terrain. When a break in slope cannot be found, the outer limits of riparian vegetation shall demark the top of bank. iv Sensitive or Specially Valued Species are defined as the following species: Federally Threatened and Endangered Species; State of Colorado Threatened and Endangered Species; State of Colorado Species of Concern as identified in the document, Colorado’s Natural Heritage: Rare and Imperiled Animals, Plants and Natural Communities, April 1996, Volume 2, No. 1, Animals and Plants of Special Concern and/or any other species identified as in need of protection in the City of Fort Collins Natural Areas Policy Plan (see Division 5 of the Land Use Code). v Special habitat features shall mean specially valued and sensitive habitat features including key raptor habitat features, such as 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; heron rookeries; 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 Areas 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; foothills ponderosa pine forest; plains cottonwood riparian woodlands; and any wetland greater than one- fourth (¼) acre in size. Are there any issues regarding development related timing that should be addressed?    No, a nesting survey was conducted an no evidence of past nesting or active nesting was found, so timing should not affect migratory or resident species (see page 2).