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HomeMy WebLinkAboutWATERFIELD FOURTH FILING - MAJOR AMENDMENT / PDP - PDP180009 - SUBMITTAL DOCUMENTS - ROUND 2 - WILDLIFE DOCUMENTSland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com September 5, 2018 Waterfield PDP Natural Habitat Buffer Zone Performance Review Waterfield is located to the northeast of Fort Collins within the Dry Creek drainage basin. The layout and features of the property offer many natural habitat opportunities. There is a 5.45 acre wetland area located on the west side of the property, and the Larimer and Weld Canal runs along the north boundary of the site. It is noted that as proposed in the Waterfield ODP, there is a future school site located in the northwest of the property, and a future park north of Suniga Road, and west of the wetland area - both will be required to provide adequate buffer area of the canal and wetland features. As proposed in this Project Development Plan (PDP), the natural features shall be celebrated, maintained, and enhanced both quantitively and qualitatively. A 100 foot buffer is applied to the existing wetland area on site, and a 50 foot buffer is applied to the Weld and Larimer Canal. Combined, the areas result in a required Natural Habitat Buffer Zone (NHBZ) of 628,504 s.f. The buffer as proposed along the canal maintains its linear character, and the wetland will remain as a key feature of development. The proposed NHBZ boundary consolidates the buffer into clearly delineable areas around the existing features using site walk layout and lot lines. The proposed NHBZ totals 634,767 s.f. The existing wetland on site will be an asset to both Waterfield residents and the surrounding communities. The Waterfield PDP is proposing to improve the low quality areas directly adjacent to the wetland area as identified by the consultant Wildlife Biologist - areas within the proposed NHBZ that were previously used for agriculture, and weeds present along the perimeter of the delineated wetland will be remediated and cleared. The total area that will be remediated is 263,738 s.f. The Waterfield PDP protects the ecological character of the natural habitats and features from the impacts of the ongoing activity associates with the development. The NHBZ standards are met according to LUC 3.4.1 (E)(1) 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. Waterfield proposes to provide more NHBZ area than is required, will provide additional plantings within the buffer zones, and will remediate the existing wetlands to add value to the ecological character of the existing natural features. While portions of the 100’ NHBZ around the wetland are encroached upon, the proposed buffer extends further than 100’ in many other areas. In addition, lots which do encroach into the buffer are screened with dense landscaping, and the surrounding areas will be planted with native grasses and naturalized plantings to further emphasize the importance of the wetland area. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com (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 habitats and features, both within and adjacent to the site. The existing wildlife corridor along the canal is maintained and preserved with this PDP as delineated by the NHBZ boundary; the existing wetland feature will be remediated to add value to the current ecological conditions and promote possible future wildlife activity; boardwalks along the eastern perimeter of the wetland allow grading to remain undisturbed, and the layout of the walk is designed to remain outside the wetland to minimize disturbance of wildlife and vegetation. (c) The project shall be designed to preserve significant existing trees and other significant existing vegetation on the site. A tree walk was conducted with City Forestry to provide a tree inventory and note special recommendations. Trees that are to be removed will be appropriately mitigated for on site. (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. Waterfield, a multifamily development, is a use allowable by the Land Use Code. The Project Development Plan has adequately accommodated for and enhanced the buffer zones - a 50’, mostly undisturbed, buffer is provided along the Larimer and Weld Canal; the buffer area applied to the wetland has been consolidated in such a way as to promote the longevity and successful maintenance of the NHBZ; the existing wetland will have weeds and agricultural vegetation removed and remediated; no light will spill into the NHBZ; human activity is limited to areas that will celebrate the ecological significance and quality of the features without causing disturbance; the site is graded to drain toward the wetland and will encourage wetland species establishment. (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. The site layout as proposed with the Waterfield PDP within the NHBZ areas take the existing grading and topography into consideration. Site walks, where applicable, will be designated as raised boardwalks to accommodate the existing topography. The walks will follow the perimeter of the wetland that will minimize the human disturbance of the wetland itself. The designed layout of the proposed wetland area walkways provide visitors with the opportunity to experience the natural features in an undisturbed manner, and have undisturbed views towards the Foothills towards the west. (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. The proposed NHBZ areas exceeds the existing NHBZ requirements, and the wetland feature will be enhanced through remediation. Native plantings that are appropriate and characteristic of natural habitats are proposed within the buffer zones – these additional plantings will add aesthetic and ecological value to these areas where it did not previously exist. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com (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. The vision for the proposed NHBZ is to celebrate the existing natural features, especially the wetland area, and maintain successful buffer zone areas. The site layout is designed to provide appropriate human access to these amenities on site in a way that is appropriate and with minimal disturbance. This is achieved through boardwalks, trail systems, and connecting walks that allow visitors and residents to have easy access to nature and to be able to travel between the two NHBZ on the property.