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HomeMy WebLinkAboutWOODWARD TECHNOLOGY CENTER (FORMERLY LINK-N-GREENS) - PDP - PDP130001 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (13)Link-n-Greens PDP Section 3.4.1 (E)(1) – Buffer Zone Performance Standards Narrative January 14, 2013 This narrative requests that the City approve the buffer zone distances as set forth in the Ecological Characterization Report ("ECS") submitted with this application, which deviate from the general 300' 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 Link-N-Greens development team has partnered with the City of Fort Collins to develop a comprehensive approach to the restoration and enhancement of the Poudre River habitat adjacent to the Link-N-Greens campus development areas. Multiple city departments engaged in this discussion including Natural Resources, Planning, Floodplain Administration, and Parks. Through these discussions the Applicant has approached both the development of the property and the river restoration in a holistic manner based on the river flow conditions, existing landscape, historic river conditions, and the vision for the future development of the Lincoln Triangle area. As a result, the buffer zone through the Link-N-Greens property has been established to reflect the resulting restoration area and the Performance Standards set forth in Section 3.4.1(E)(1). The proposed deviation from the general standard is required under this section in order to ensure that the performance standards are achieved, and is specifically envisioned by LUC 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. {Emphasis added] 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 pine forest; plains cottonwood riparian woodlands; and any wetland greater than one- quarter (¼) 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 FEATURES1,2 Natural Habitat or Feature Buffer Zone Standard 3 Cache la Poudre River (Lincoln Avenue to east UGA boundary) 300 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 ECS. City staff and the project development team have consulted extensively on habitat restoration of the buffer zone. City Staff from the Natural Resources Department have expressed a desire to use the buffer zone to achieve more natural topographic and river flow conditions within the buffer zone and to create and expand native wetlands, floodplain cottonwood woodlands, and upland shrublands and grasslands within the buffer zone and the extended riparian restoration area. Project and City planning staff used evaluations of historic aerial photos, river morphology, and existing topography to guide their development of a native riparian restoration plan for the proposed buffer zone between the river and commercial development in the project area. This plan will include allowing the Poudre River to overflow its banks during high flow periods into a designed overflow channel that would assist in creating adjacent wetlands and areas of upland floodplain forest. As a result of designing the buffer zone through the Link-N-Greens 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 300’ buffer distance in some areas, and less than 300’ in other areas. The buffer line and areas of increase and decrease are indicated in the ECS included with this application. The buffer reduction in the southeast corner would be approximately 100 feet or less (or 1.1 acres), while the reduction in the buffer at the west end would be approximately 150 feet or less (1.6 acres). There would be a compensatory 6-acre increase out to the edge of the floodway in central portion of the project area as well as an additional habitat enhancement of 1.7 acres on ground outside of the project area for a net gain of 5.0 acres beyond the general 300-foot buffer zone. Even though the general 300-foot Poudre River buffer would be reduced in two small areas, buffer conditions in these areas would be considerably enhanced over existing golf course 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 river corridor conditions, buffer zone performance standards would be met, even with relatively minor reductions in the buffer zone standard. In the two small 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 City’s existing Poudre Trail will be relocated through the site in order to create a wider habitat area adjacent to the river, elevate it above the frequent storm levels, and create a more diverse experience for trail users. The proposed enhancements are consistent with the City of Fort Collins Cache la Poudre River Natural Areas Management Plan Update and will greatly improve the river’s ecology, biodiversity and habitat value, as well as create a healthier and sustainable river ecosystem. The proposed enhancements will also increase opportunities for downtown visitors to enjoy safe and easily accessible natural areas, and to prevent further barriers to wildlife movement along the Poudre River, adding to the overall experience and environment within the adjacent Williams, Springer and Udall Natural Areas.