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HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - PDP - PDP160019 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (33)Australia • Belgium • Canada • Ecuador • Indonesia • Kenya • New Zealand • Papua New Guinea Peru • United Arab Emirates • United Kingdom • United States • Operations in 70 countries Cardno 1142 West 2320 South Suite A Salt Lake City, UT 84119 USA Phone 801 256 3800 Toll-free 800 368 7511 Fax 801 973 1095 www.cardno.com September 23, 2016 Mr. Benjamin Massimino SEEC Enterprises, LLC 1764 Prospector Avenue, Suite 4 PO Box 680513 Park City, UT 84068 RE: Harmony Road Project – Buffer and Wildlife Memo Mr. Massimino: Cardno, Inc. (Cardno) has completed the Ecological Characterization Study and reviewed the preliminary comments for the Harmony Road Project (Project). Our findings with respect to the comments raised about the development of this Project are below. Avoidance of Adverse Impacts to Wildlife Habitat and the Aesthetics and Function of the Irrigation Impoundment As proposed Project would not contribute to the permanent destruction or degradation of wildlife habitat around the man-made irrigation impoundment along the southern boundary of the Project. As proposed this Project will improve upon the existing riparian bank vegetation of the impoundment by planting ecologically valuable vegetative species resulting in the improvement of the overall ecological function of the riparian corridor by providing additional bank stabilization and armoring, energy dissipation, chemical and physical filtration, enhancement of wildlife habitat, and overall improved visual aesthetic where it does not presently exist. As proposed the Project anticipates removal of approximately 150 shrubs to facilitate construction which will be replaced by approximately 396 shrubs and 37 trees. This Project will not result in direct impacts to the impoundment, the associated irrigation ditches, irrigation check-dams, or other water features within the impoundment. As proposed the Project’s permanent structures would be constructed outside the natural areas buffer, would not require use of water within the impoundment, nor will any components of the Project require work within the impoundment. No changes in existing condition or function of the impoundment will occur. Finally, this Project site was selected to provide residential living featuring the aesthetic values of the vegetation and wildlife habitats surrounding the impoundment. Destruction or degradation of the impoundment, associated vegetation, and wildlife habitats is in direct conflict with the goals of this Project. Avoidance of Adverse Impacts Associated with Stormwater Runoff Anticipated stormwater runoff during the construction phase of this Project and following construction would be in compliance with City, County, State, and Federal ordinances and enforced through the issuance of construction permits, stormwater permits, preparation of Storm Water Pollution and Prevention Plans, and implementation of other pollution prevention and control measures required for development in Fort Collins, Colorado. This Project will be subject to routine inspections during construction by the regulatory authorities, will be held to the 2 www.cardno.com standards approved by the regulating authority, and enforceable by law. This Project does not include development for commercial or industrial facilities which would require use, discharge, or disposal of regulated or hazardous materials into the impoundment. This Project will be required to provide water quality, Low Impact Design (LID) stormwater treatment, and reduce the peak runoff rates to the historic 2-year events. These required stormwater treatments would route all stormwater draining from the Project through stormwater design elements such that chemical and physical filtration of stormwater would occur before entering city gutters, storm drains, or the impoundment. Use of these stormwater treatments would result on no adverse impacts to the water quality within the irrigation impoundment. Project Buffer Standards As proposed, the Project’s southern property boundary is along the bank of a man-made irrigation impoundment. Results of the topographic map review indicate that this irrigation impoundment feature occurs within the historic Mail Creek drainage. The Project is located approximately 1,500 northwest of Mail Creek and separated by a series of engineered check-dams/outfalls, ponded areas, levees, and other man-made water control features. Water from this impoundment flows into adjacent irrigation canals and Mail Creek. No evidence of Mail Creek or other water conveying features, beyond municipal gutters, drains, and other outfalls, could be located upstream of the irrigation impoundment. Given this information it was Cardno’s conclusion that the feature along the southern boundary of the Project would be characterized as either a 1) Naturalized irrigation pond or 2) Naturalized storm drainage channel/detention pond and subject to a 50-foot buffer zone as defined in the City of Fort Collins Land Use Code (City of Fort Collins 2016). It was Cardno’s recommendation that Project development be limited to areas outside the 50-foot buffer zone to protect the ecological character of this impoundment. Based upon this determination, and the Project’s mission to preserve and enhance the property for future residents, the Project development team has proposed the use of an extended buffer zone of protection ranging from 50 to 75 feet, 127% greater than that required by Fort Collins Land Use Code. Adverse Impacts to Resident Wildlife The diversity of wildlife presently using the impoundment and expected to occur adjacent to the impoundment would include those species acclimated to the presence of humans and human development in an urban setting. Development of this Project within the context of the existing urban environment would not degrade or reduce the habitat available to resident species, nor would development of the Project preclude other seasonal migrants from using the impoundment and associated habitats. Wildlife which depend upon the impoundment (such as fish, avian species, and foraging predators) would remain unaffected, as no Project components will occur within or require water use from the impoundment. Re-vegetation will occur along the banks of the impoundment which will result in planting of ecologically valuable vegetation at a higher density of vegetation that what is currently present, resulting in an increase of wildlife habitat around the impoundment. Furthermore the Project development will be planned to reduce the potential impacts to resident wildlife. If Project development is timed during the active avian breeding and nesting season, a pre-construction nesting bird survey would be completed within and around the Project to identify nesting birds. All active avian nests subject to disturbance would be avoided and buffered using Buffer Zone Standards identified by the City of Fort Collins or buffers identified in consultation with the U.S. Fish and Wildlife Service. Avian species nesting outside the Project are expected to be acclimated to the urban environment, and would likely remain unaffected by Project construction. Other, more mobile wildlife, would likely flee the immediate areas during the active construction phase and return to the area upon completion. This Project is not expected to fragment wildlife habitat, wildlife use corridors, nor will it have irreversible affects to any one species’ continued existence. 3 www.cardno.com Please call me at 801-719-9132 if you have any questions. We appreciate the opportunity to assist and look forward to working with you to successfully complete this Project. Sincerely, Aaron M. James Project Scientist Cardno, Inc. City of Fort Collins. 2016. City of Fort Collins Land Use Code (August 26, 2016 update). Available online at: https://www.municode.com/library/co/fort_collins/codes/land_use?nodeId=18006. Division 3.4, Section 3.4.1 Natural Habitats and Features, Subsection E Establishment of Buffer Zones.