HomeMy WebLinkAboutJOHNSON DRIVE APARTMENTS - PDP - PDP170034 - SUBMITTAL DOCUMENTS - ROUND 1 - ENVIRONMENTAL REPORTAugust 15, 2017
Patrick Quinn
Next Chapter Properties
1939 Waukegan Road, Suite 201
Glenview, IL 60025
RE: Ecological Characterization Study (ECS) Report for the 255 Johnson Drive Project Site
Mr. Quinn:
This letter report documents the evaluation of habitat conditions for the 255 Johnson Drive project area in Fort
Collins, Colorado. The report was prepared in accordance with Section 3.4.1 of the Land Use Code of the City
of Fort Collins regarding the preparation of an Ecological Characterization Study (ECS) Report. The proposed
development site consists of 2.8 acres located south of Johnson Drive, west of Spring Court, and north of the
Sherwood Lateral (see attached Figure 1). The project area consists almost entirely of developed land (Johnson
Drive Self Storage and four residential buildings). Surrounding land uses are comprised of commercial
development, Creekside Park, Max Guideway, Sherwood Lateral irrigation ditch, Burlington Northern Railroad
right-of-way, and roadways.
The proposed mixed-use project includes residential dwelling units, office/retail space, and parking. The
residential portion of the project includes 907 bedrooms that will be marketed to students and rented individually.
The project includes a 6-tier parking garage wrapped on all sides by the 5-story residential building.
Ecological characteristics of the project site and adjacent areas were reviewed during a field survey completed
on August 15, 2017. Since the majority of the project area is developed, emphasis of the field survey was on
reviewing the environmental characteristics of the Sherwood Lateral and evaluating its potential use as a wildlife
movement corridor as well as inventorying existing trees. Observations recorded during the field evaluation
included: major vegetation communities / wildlife habitats present along the Sherwood Lateral and tree species,
size, and condition. Photographs showing representative views of the Sherwood Lateral were also taken to
document site conditions. Wildlife presence and habitat use was based on on-site observations and habitat
presence in conjunction with the known habitat requirements of potential wildlife species. Existing habitats were
also evaluated regarding their ability to support populations of threatened, endangered, and other sensitive plant
and wildlife species.
The project site is currently fully developed and consists of a self-storage facility, associated paved areas and
four residential buildings with landscaping. The only undeveloped portions or the property consist of the
Sherwood Lateral and a grassed bank supporting non-native grassland/weedy habitat from the edge of paved
and building areas down to the Sherwood Lateral (see attached Figure 1). Vegetation on this slope is
dominated by smooth brome (Bromus inermis), a non-native species, and annual weed species including kochia
(Bassia scoparia), flixweed (Descurainia sophia), common mallow (Malva neglecta), field bindweed
(Convolvulus arvensis), pitseed goosefoot (Chenopodium berlandieri), wild licorice (Glycyrrhiza lepidota), prickly
lettuce (Lactuca serriola), Virginia groundcherry (Physalis virginiana), and common sunflower (Helianthus
annuus). Attached Photos 1 and 2 provide representative views of project area portions of the non-native
grassland slope and the Sherwood Lateral.
Based on input from City of Fort Collins planning staff, the primary environmental issues associated with
development of the 255 Johnson Drive project site are related to habitat within, and wildlife use of, the Sherwood
Lateral and trees currently growing on site. These discussion items are addressed under items (b), (d), (f), (h),
(j), and (k) of Section 3.4.1 (D) (1) of the Fort Collins Land Use Code and are discussed in the following
P. Quinn
8/15/17
Page 2 of 6
sections. Sections (j) and (k) also provide recommendations for mitigation and habitat enhancement required by
Section 3.4.1 (D) (1) of the Fort Collins Land Use Code.
ECOLOGICAL STUDY CHARACTERIZATION CHECKLIST- Items (b), (d), (f), (h), and (k)
(b) The only wetlands in or near the project area are contained within the Sherwood lateral embankments
immediately adjacent to the water channel. Banks along the ditch are steep (greater than 45°) and as a result,
wetlands are confined to a relatively narrow strip (~2 to 3 feet wide) along the ditch banks above the ditch high
water line. The ditch wetlands are dominated primarily by stands of reed canarygrass (Phalaris arundinacea),
Emory sedge (Carex emoryii) and meadow foxtail (Alopecurus pratensis). The wetland/upland boundary along
the upper portion of the ditch banks is defined by a relatively distinct transition in vegetation dominance from
these species to stands of smooth brome and upland weeds in the adjacent uplands. There are no shrubs or
trees growing within the Sherwood Lateral banks within the project area boundaries. A few sapling-sized
Siberian elms (Ulmus pumila) do grow along the top of the ditch embankments o the near the southwest
property corner. All other trees supported in the project area are on the north side of the north ditch bank (see
Section d).
The wetlands within the Sherwood Lateral were not delineated or mapped since project development would
have no direct affect on the ditch or wetlands confined within the ditch. The total extent of wetlands along the
Sherwood Lateral segment north and northeast of the project area was estimated to be well under 0.3 acre.
Wildlife use of the Sherwood Lateral is restricted primarily to urban-adapted songbirds and smaller mammal
species because of the presence of nearby development and parking lots, as well as underground culvert road
crossings on both sides of the proposed development (see attached Photos 3 and 4).
(d) As indicated on page one of this letter report the project area supports no native vegetation, except for one
residential eastern cottonwood and a few wetland, herbaceous species growing along the Sherwood Lateral.
Non-native residential trees growing on the property are listed in Table 1. The City Forester may classify non-
native trees greater than 6 inches in diameter in the residential and north ditch bank areas as significant. Trees
on the property will need to be inventoried by the City Forester to determine significance potential and possible
need for mitigation, if trees would be removed by development. Siberian elms are considered and undesirable,
invasive species, but even non-significant or undesirable, non-native tree species provide some wildlife habitat
and mitigation may be required for those trees lost to development. A few of the Siberian elms are large, very
mature trees (see Table 1).
Table 1
Trees Growing in the 255 Johnson Drive Project Area
Letter Location
(corresponds to
letters on Figure 1)
Species Number
Size
Range
(dbh)
Comments
A Blue Spruce, Picea Pungens 1 14”
native to region but not
Fort Collins; tree just
outside of project area
B Blue Spruce, Picea Pungens 1 10”
native to region but not
Fort Collins; tree just
outside of project area
non-native
C Blue Spruce, Picea Pungens 1 8”
native to region but not
Fort Collins; tree just
outside of project area
P. Quinn
8/15/17
Page 3 of 6
Table 1
Trees Growing in the 255 Johnson Drive Project Area
Letter Location
(corresponds to
letters on Figure 1)
Species Number
Size
Range
(dbh)
Comments
native to region but not
Fort Collins; dead
D Honeylocust, Gleditsia
triacanthos 1 24” non-native
E Honeylocust, Gleditsia
triacanthos 1 12” non-native
F Honeylocust, Gleditsia
triacanthos 1 26” non-native
G Aspen, Populus tremuloides 2 9-10” native to region but not
Fort Collins; both dead
H Russian olive, Elaeagnus
angustifolia 1 22” non-native
I Red maple, Acer rubrum 1 6” non-native
J Silver maple, Acer
saccharinum 1 5’ non-native
K Aspen, Populus tremuloides 8 2-7”
native to region but not
Fort Collins; 7” tree
partially decadent
L Siberian elm, Ulmus pumila 1 ~3’ non-native
M Siberian elm, Ulmus pumila 1 ~12” non-native
N Green ash, Fraxinus
pennsylvanica 1 ~10” non-native but naturalized
O Green ash, Fraxinus
pennsylvanica 1 ~10” non-native but naturalized
P Eastern cottonwood,
Populus deltoides 1 3.5’ native
Q Siberian elm, Ulmus pumila 3 1-22”; 2-
< 6” non-native
R Scotch pine, Pinus sylvestris 1 3 to 8” non-native; multi-trunked
S Siberian elm, Ulmus pumila 1 3 to 8” non-native; multi-trunked
T Scotch pine, Pinus sylvestris 1 4 to 12” non-native; multi-trunked &
partially decadent
U Scotch pine, Pinus sylvestris 1 6” non-native
U Siberian elm, Ulmus pumila 1 12” non-native; partially
decadent
V Siberian elm, Ulmus pumila 3 2 to 6” non-native; multi-trunked
W Scotch pine, Pinus sylvestris 1 3 to 8” non-native; multi-trunked
X Siberian elm, Ulmus pumila 7 6 to16” non-native; 16” tree dead
Y Siberian elm, Ulmus pumila 2 1-4 to 6”
1-3.5’
non-native; smaller tree
mostly decadent
Z Siberian elm, Ulmus pumila 1 5’ non-native
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8/15/17
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(f) The property was evaluated with regards to potential habitat for state and federal listed threatened and
endangered species. Wetlands within Sherwood Lateral were judged to be the only areas that could possibly
provide suitable habitat for three federal listed threatened species, Preble’s meadow jumping mouse (Zapus
hudsonius preblei), Colorado butterfly plant (Gaura neomexicana coloradensis), and Ute ladies’-tresses orchid
(Spiranthes diluvialis). An evaluation of their potential presence is provided in the following paragraphs.
Suitable habitat for the jumping mouse is provided by low undergrowth consisting of grasses, forbs, or both in
open wet meadows and riparian corridors or where tall shrubs and low trees provide adequate cover. Potential
habitat includes wet meadow habitats, native hayfields, stream channels (perennial and intermittent), riparian
habitats, or floodplains below 7,600 feet elevation in Colorado. Saturated wetlands supporting dense stands of
cattail and bulrush do not provide suitable habitat conditions for the jumping mouse (U.S. Fish and Wildlife
Service 1999; Armstrong et al. 1997)1. Suitable habitat conditions were judged to be lacking for Preble’s
meadow jumping mouse along the Sherwood Lateral within or near the project area because of the total lack of
shrub cover and the presence of adjacent developed land and non-native grassland.
The Colorado butterfly plant is a short-lived, perennial herb endemic to moist soils in mesic or wet meadows of
floodplain areas in southeastern Wyoming, north-central Colorado, and extreme western Nebraska. This early
to mid-seral stage species occurs primarily in habitats created and maintained by streams active within their
floodplains with vegetation that is relatively open and not overly dense or overgrown. It is found on subirrigated,
alluvial soils of drainage bottoms surrounded by mixed grass prairie at elevations of 5,000 to 6,400 feet
(Spackman et al., 1997, Federal Register, 1998)2. Populations of this species are often found in low
depressions or along bends in wide, active, meandering stream channels a short distance upslope of the actual
channel. The plant requires early to mid-seral riparian habitats. Typical habitat is relatively open without dense
or overgrown vegetation. It commonly occurs in communities dominated by redtop (Agrostis stolonifera) and
Kentucky bluegrass on wetter sites and by wild licorice (Glycyrrhiza lepidota), Flodman's thistle (Cirsium
flodmanii), curlycup gumweed (Grindelia squarrosa), and smooth scouring rush (Hippochaete laevigata) on drier
sites. These areas are usually intermediate in moisture between wet, streamside communities dominated by
sedges, rushes, and cattails, and dry shortgrass prairie (Federal Register 1998). Suitable streamside habitats
for Colorado butterfly plant are nonexistent along Sherwood Lateral within or near the project area.
Habitat for the Ute ladies'-tresses orchid typically consists of seasonally moist soils and wet meadows near
lakes, springs, or perennial streams and their associated floodplains below 6,500 feet. Associated vegetation
species typically include those with a "FACW" Corps of Engineers classification (Equisetum, Asclepias,
Calamagrostis, Solidago, etc. genera) occurring in relatively open and not overly dense, overgrown, or over-
grazed areas. This species prefers comparatively well-drained, high moisture content wetland soils that are not
strongly anaerobic or composed of heavy clays. Conversely, sites consisting entirely of dense stands of reed
canarygrass, those characterized by standing water including monocultures of cattails or three-square, dense
clayey soils, or highly saline soils supporting a dense community of inland saltgrass (Distichlis stricta) are not
considered to be habitat for this species (U. S. Fish and Wildlife Service memorandum: Plants - Spiranthes
diluvialis, Ute ladies'-tresses orchid, dated November 23, 1992). Wetlands supported along the Sherwood
1 Armstrong, D.M., M.E. Bakeman, N.W. Clippinger, A. Deans, M. Margulies, C.A. Meaney, C. Miller, M. O’Shea-Stone,
T.R. Ryon, and M. Sanders. 1997. Report on habitat findings of the Preble’s meadow jumping mouse. Edited by
M.E. Bakeman. Report presented to the U.S. Fish and Wildlife Service and the Colorado Division of Wildlife. 91 pp.
U.S. Fish and Wildlife Service. 1999. Interim survey guidelines for Preble’s meadow jumping mouse. U.S. Fish and
Wildlife Service, May 19, 1999.
2 Federal Register. 1998. Endangered and threatened wildlife and plants: proposed threatened status for the plant, Gaura
neomexicana ssp. coloradensis. Federal Register: March 24, 1998 (Volume 63, Number 56) pp.14060-14065.
Spackman, S., B. Jennings, J. Coles, C. Dawson, M. Minton, A. Kratz, and C. Spurrier. 1997. Colorado rare plant field
guide. Prepared for the Bureau of Land Management, the U.S. Forest Service, and the U.S. Fish and Wildlife
Service by the Colorado Natural Heritage Program, Fort Collins, Colorado.
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8/15/17
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Lateral are comprised primarily of dense stands of reed canarygrass, Emory sedge, and meadow foxtail that do
not create suitable habitat conditions for Ute ladies’-tresses orchid.
(h) The Sherwood Lateral has hydrologic connection to Spring Creek northwest of the project area and
Sherwood Lake to the southeast, but its ability to serve as a wildlife movement corridor is severely restricted by
an over 300-foot long underground segment between South College Avenue and Remington Street, numerous
underground culvert street crossings, and a segment along South Lemay Ave with minimal vegetation cover. In
addition, a metal grate over the west end of the South College Avenue culvert crossing (see Photo 4) precludes
larger animal movement. As a result, the Sherwood Lateral only provides a movement corridor for small aquatic
organisms during the irrigation season.
(j) There is one issue regarding the timing of property development and ecological features or wildlife use of the
project area. If development includes removal of any trees on the property or if construction occurs near an
occupied bird nest during the songbird nesting season (March through July), these activities could result in the
loss or abandonment of a nest and would be in violation of the federal Migratory Bird Treaty Act. No evidence of
2016 avian nesting activity was documented during the July 11, 2016 survey, but if initiation of planned
development extends into the 2017-nesting season, a follow-up nest survey may be necessary to confirm lack of
nesting.
(k) Section 3.4.1 of the Land Use Code requires a buffer setback of 50 feet for wetlands less than 0.3 acre and
for irrigation ditches that serve as wildlife movement corridors. As discussed under Section (h), the Sherwood
Lateral only provides a movement corridor for small aquatic organisms. A 50-foot buffer would not be necessary
to maintain the effectiveness of this movement corridor for these types of organisms, especially since a steep
embankment separates the Sherwood Lateral from developed portions of the property. However, the presence
of wetlands along the ditch would trigger the 50-foot buffer requirement from the top of the ditch bank. Currently
existing development (storage building) is located immediately adjacent to the north edge of the upper ditch
bank and is less than 50 feet from the inner edge of top of bank. A reduction in the buffer standard would
require mitigation measures within the buffer zone to meet buffer zone performance standards and would need
to meet approval by City of Fort Collins planning staff.
The Sherwood lateral buffer zone could be further enhanced by plantings of upland native trees, shrubs, and
herbaceous species in the buffer zone and ditch corridor to provide visual shielding between development and
the Sherwood Lateral, improve habitat conditions along the ditch embankments, and protect water quality in the
ditch and wetlands along the ditch. Any plantings and habitat enhancement measures within the ditch right-of-
way and ditch buffer zone would need to be coordinated with and approved by City of Fort Collins planning staff
and the ditch owner/operators. These plantings could also be used to mitigate significant and wildlife trees that
would be lost to the proposed project. Loss of trees classified as significant would need to be mitigated with
replacement trees as per Section 3.2.1 (F) of the Land Use Code.
Supplemental irrigation may be required for initial establishment of shrubs, trees and herbaceous species. A
weed management plan should be developed in concert with habitat enhancement plantings to minimize the
development of non-desirable, invasive species in the buffer zone enhancement area.
One final mitigation recommendation is based on Article 3.2.4(D)(6) in the City of Fort Collins Land Use Code,
which requires protection of natural areas and natural features from light spillage from off site sources.
Therefore, the intensity of night lighting from the areas of development facing the Sherwood lateral should be
shielded or directed to minimize the intrusion of artificial nighttime light into these areas.
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This concludes Cedar Creek Associates, Inc.’s evaluation of the 255 Johnson Drive project area. If you have
any questions or require additional information regarding my evaluation, please give me a call.
Sincerely,
INC.
T. Michael Phelan
Principal and Senior Wildlife Biologist
attachments: Figure 1 & Photos 1-4