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Home My WebLink AboutMONTAVA PUD - ODP180002 - MONTAVA SUBMITTAL DOCUMENTS - ROUND 4 - LEGAL DOCUMENTSNatural Areas Department 1745 Hoffman Mill Road PO Box 580 Fort Collins, CO 80522 970.416.2815 970.416.2211 - fax fcgov.com/naturalareas Draft Memo TO: Max Moss – Montava Development THRU: John Stokes, Director of Natural Areas Department FROM: Mark Sears, Natural Areas Manager DATE: February 12, 2019 RE: Conceptual Agreement for Proposed Partnership This memo generally describes a proposed partnership between the Montava developer and the City of Fort Collins Natural Areas Department. The developer is required to control offsite drainage through the development and associated detention facilities. The drainage way and detention areas would be designed, graded and revegetated in a way to make the area aesthetically pleasing, provide a variety of wildlife habitats and incorporate all native vegetation. The drainage way would be designed and built to look like a natural meandering stream with pockets of wetlands, shrubs and trees. The detention areas would be designed and graded to look as natural as possible with pockets of wetlands, trees and shrubs. Natural surface trails would be included to provide public and neighborhood access to the natural area. Developer’s Costs and Responsibilities: • Acquire and pay for the land needed for the drainage way, detention ponds, and setbacks and buffers required by development regulations. The land area will be defined in the development agreement by a legal description and mutually agreed to by the parties. • Design and pay for the construction of the drainage way, detention ponds and the revegetation of the area required by development regulations. • The HOA or Metro District would be responsible for maintaining the drainage way and detention ponds within a described easement which will be described by survey. Maintenance duties will be described in the development agreement and will be acceptable to the developer and the Natural Areas Department. Natural Areas Costs and Responsibilities: • Purchase land set aside specifically to enlarge and enhance the natural area along the drainage way and detention ponds. The area will be described in the development agreement by a legal description and mutually agreeable to the parties. • Reimburse the developer for: the design costs associated with the enlarged area and requested enhancements to provide natural features beyond those required by development regulations; the revegetation costs occurring on purchased land and the vegetation enhancements requested; and for a portion of the irrigation costs to include upfront initial 2 costs and ongoing costs. All of these details will be negotiated by the parties and will be addressed by a formal agreement between the parties. • Pay for the design and construction of the natural surface trails as defined by agreement. • Manage and maintain the site and trails as a community natural area. Management decisions will, aside from decisions pertaining to maintenance of required stormwater facilities and addressed in the development agreement, will be at the sole discretion of the City of Fort Collins Natural Areas Department. Justification for Partnership with Montava to Create a 120 Acre Natural Area Description of Proposed Partnership Natural Area is proposing to partner with Montava to create an approximately 120-acre natural area along the eastern side of the development along the BNRR tracks. Montava is needing to construct a drainage swale and a series of detention ponds in this general area to handle offsite and onsite drainage; so Natural Areas asked Montava to partner with Natural Areas to enlarge this long linear drainage way to create a neighborhood as well as a larger community accessible natural area, a wildlife corridor and a great trail corridor. (See Attached Graphics) The land is currently relatively flat irrigated fields with minimal natural resources values. The construction of the drainage swale and detention ponds will allow the opportunity to create an enhanced topography; revegetate the site with wetlands, riparian areas, and upland prairie grasses; and construct trails. Conceptual Montava Partnership Costs The proposal is to share the costs as follows: Natural Areas would like to provide several natural areas in the Mountain Vista area; the costs of acquiring and restoring a similar 120 natural area would cost Natural Areas over $4M primarily due to having to purchase all the land; therefore, the cost of approximately $1.9M+ seems like a good use of Natural Areas’ funds. Natural Areas annual budget for land conservation, land restoration, and trail construction is approximately $5.3M per year. Natural Areas is proposing to take over the vegetation management of the entire 150-acre site and the HOA/District would be responsible for maintaining the drainage swale and detention pond infrastructure. Natural Areas annual cost for vegetation maintenance would be approximately $15,000 ; Natural Areas annual budget for vegetation management is $1,500,000. Montava Share NA's Share Acres Cost per Acre Total Cost Montava Cost NA's Cost Land Costs 70% 30% 120 $ 20,000.00 $ 2,400,000 $ 1,680,000 $ 720,000 Grading Costs 70% 30% $ 3,000,000 $ 2,100,000 $ 900,000 Restoration - Grassland, Riparian and Wetland 70% 30% 120 $ 2,000.00 $ 240,000 $ 168,000 $ 72,000 Irrigation - Wetlands and Riparian Areas 50% 50% $ 200,000 $ 100,000 $ 100,000 8' wide Gravel Surface Trail 100% $ 150,000 $ 150,000 Total Costs $ 5,990,000 $ 4,048,000 $ 1,942,000 Long Term Maintenance of Vegetation 100% Long Term Maintenance of Drainage 100% Long Term Maintenance of Trail 100% Natural Areas is proposing to construct and maintain the primary trail and any secondary spur trails. The primary trail would likely have an 8’ wide gravel surface, the secondary spur trails would likely have a 5’ wide gravel surface. Natural Areas annual cost for maintaining the trails would be approximately $10,000 per year. Conceptual Natural Areas Costs to Provide Natural Areas in the Mountain Vista Sub-Area • Partnership with Montava – 120 Acres - $1.95M+ Cost share includes: land ($0.7M), grading ($0.9M), restoration (0.1M) and soft trails ($0.15M). Approximately $16,000/Acre • Partnership with Storm Water – 52 Acres - $0.7M+ with Soft Trails Cost include share of grading ($0.5M) and restoration costs ($0.1M) and soft trail construction ($0.1M). Approximately $14,000/Acre due to no land costs. • Partnership with Water’s Edge/SLB – Sod Farm – 55 Acres - $2.3M+ w/soft trail Natural Area (6,000 L.F. x 400’ wide restored wildlife/trail/ditch corridor) Opportunity to add more acreage to natural area, by purchasing more land. Costs include: land (0.5M), restore ditch ($1.5M), restore vegetation ($0.1M), and soft trail ($0.2M). Approximately $42,000 per acre, high cost due to restoring ditch. Cost per acre would go down dramatically if additional acres of the Sod Farm are acquired for the natural area. • Thornton Property – 300 Acres - $3M+ Costs include land ($1.4), restoration ($0.5M), ditch relocation ($0.5M), trailhead ($0.3M) and soft trail construction ($0.2M). Approximately $10,000 per acre; low cost due to low cost land and low-cost restoration. Total Conceptual Acres/Costs – 527 Acres w/soft trails - $8M + Average cost of approximately $15,000 per acre fully restored and developed) These are very conceptual costs; actual costs could be higher. Natural Areas annual budget for land conservation, land restoration, and trail construction is approximately $5.3M per year. Justification per Natural Areas Ballot Language ……to be used to acquire, operate and maintain open spaces, community separators, natural areas, wildlife habitat, riparian areas, wetlands and valued agricultural lands and to provide for the appropriate use and enjoyment of these areas by the citizenry, through land conservation projects to be undertaken where there is an identifiable benefit to the residents of the city, as determined by the city council, either within the city or its growth management area or regionally, ……… Justification per Natural Areas Master Plan 2014 Natural Areas Master Plan Vision - Through the work of the Natural Areas Department, a diverse system of conserved and restored lands will connect community members to nature. These conserved lands will protect nature and contribute to the health and wellbeing of our community. In 2011, the City adopted its updated comprehensive plan. City Plan Fort Collins (2011a) provides strong direction for the Natural Areas Department, with numerous policies and principles devoted to environmental health, including a section entitled “Open Lands” that largely reflects the mission of the Department. CORE (NEIGHBORHOOD) NATURAL AREAS Conservation of nature in an urban environment has many benefits, including aesthetic values, nearby recreational opportunities, and protection of islands of habitat that promote biodiversity and provide a home for species that otherwise would not be able to exist in an urban environment. In light of the data gleaned from Our Lands – Our Future, Plug In To Nature (Design Workshop 2012), and Nature in the City (City of Fort Collins Planning Department) studies, the Department is committed to acquiring properties that would provide enhanced access to nature within the City’s Growth Management Area and better reach underserved areas, such as the city’s northeast quadrant. Justification per City Plan Goals and Objectives Principle ENV 2: Open lands and natural areas within Fort Collins, the Growth Management Area, and the region will be conserved, preserved, and protected to provide habitat essential to the conservation of plants, animals, and their associated ecosystems, and to benefit the citizens of Fort Collins by providing opportunities for education, scientific research, nature interpretation, fishing, wildlife observation, hiking, and other appropriate recreation activities as well as protecting view-sheds. Policy ENV 2.1 – Maintain System of Open Lands Maintain a system of publicly-owned open lands to protect the integrity of wildlife habitat and conservation sites protect corridors between natural areas, conserve outstanding examples of Fort Collins' diverse natural heritage, and provide a broad range of opportunities for educational, interpretive, and recreational programs to meet community needs. Policy ENV 2.3 – Partner, Collaborate, and Coordinate on Open Lands Develop effective local and regional partnerships, and collaborate and coordinate within the City, and with other public and private agencies for the protection and conservation of locally and regionally valued open lands. Also, seek the cooperation and assistance of citizens, businesses, community groups, conservation organizations, and governmental agencies in the development and implementation of programs to protect and conserve local and regional open lands. Policy ENV 2.5 – Provide Land Conservation and Stewardship Acquire, manage, maintain, and enhance public open lands and natural areas in accordance with the 2004 Land Conservation and Stewardship Master Plan (including the plan’s Conservation Focus Areas Map) to ensure the ongoing conservation of plants and animals in need of protection and their associated ecosystems, support biodiversity, control the invasion and spread of undesirable non-native plants, improve aesthetics, and provide opportunities for appropriate public use. Policy ENV 2.8 – Seek Supplemental Funding Sources Seek supplemental funding sources to further implement open lands policies and programs including private, State, and Federal grants and donations of money, property, and in-kind services. Principle ENV 4: The City will pursue new opportunities to provide multifunctional open lands. Policy ENV 4.1 – Improve Connectivity Explore opportunities for land conservation partnerships between Stormwater, Parks and Recreation, Transportation, and Natural Areas departments to provide and enhance trail corridors to connect open lands, to enhance wildlife habitat and corridors, and to improve bicycle and pedestrian access to schools, parks, natural areas, rivers, shopping areas, and neighborhoods. Policy ENV 4.2 – Enhance and Restore Streams Explore opportunities for Stormwater, Parks and Recreation, and Natural Areas departments to partner on acquiring and rehabilitating lands to enhance streams. Policy ENV 4.3 – Improve Water Quality and Detention Explore opportunities for Stormwater, Parks and Recreation and Natural Areas departments to partner on acquiring lands to incorporate stormwater systems that improve water quality and contribute to the ecological functioning of urban watersheds. Policy ENV 4.4 – Provide Neighborhood Natural Areas Explore opportunities for Stormwater, Parks and Recreation, and Natural Areas departments to partner on acquiring lands for neighborhood natural areas. Policy ENV 4.6 – Utilize Corridors Provide public access, promote wildlife movement, and link neighborhoods, parks, and activity centers, commercial centers, and streets through a network of open lands and trails along streams, drainageways, and irrigation ditch corridors, where compatible with natural habitats, utilizing environmentally sensitive trail design. Benefits to Community at Large (Mountain Vista Sub-area) • Wildlife Corridor and Habitat • Open Space and Scenic Views • Trail Corridor – Linking natural areas, neighborhoods, parks, schools Metro District – Appropriate or Not to Fund Natural Area • District/Developer will pay for approximately 70% of the land purchase, grading, and restoration of the Partnership Costs to develop the natural area. • Developer cannot afford to pay for the 30% enlargement of the natural area; therefore, without Natural Areas participation the open space area would be reduced from 120 acre to 85 acres. • District funds will be stretched to the max to pay for basic infrastructure needs such as roads, utilities, and drainage. Examples of Natural Areas Restored from Disturbed Farm Land with Drainage Features • Red Fox Meadows – restored fields, constructed drainage swale, detention ponds, wetlands and riparian areas – partnership with Stormwater Utility • Pelican Marsh – restored fields, constructed drainage swale, detention ponds, wetlands and riparian areas – partnership with Developer Comparable Natural Area Costs Opportunity Cost MARTIN/MARTIN C O N S U L T I N G E N G I N E E R S 12499 WEST COLFAX AVENUE, LAKEWOOD, COLORADO 80215 303.431.6100 MARTINMARTIN.COM E. County Road 58 E. County Road 56 E. Douglas Rd. Richards Lake Rd. N. Timberline Rd. Turnberry Rd. Giddings Rd. Mountain Vista Dr. E. Vine Dr. N . C ounty R d . 11 MONTAVA CONTEXT MAP CONSERVATION EASEMENTS • City-owned and City as contributor EXISTING PARKS THORNTON PARCEL • Potential purchase by Natural Areas CITY STORMWATER PARCEL • Continuation of proposed natural area WATER’S EDGE EAST MONTAVA POTENTIAL NATURAL AREA NATURAL AREA PROPOSED TRAILS PARKS MASTER PLAN TRAILS POTENTIAL TRAIL EXTENSION NO. 8 DITCH • Possible continuous trail connection North 0 1.5K 3K 6K Feet MONTAVA NATURAL AREA PROPOSAL | LCSB, SEPTEMBER 12 E. County Road 58 E. County Road 56 E. Douglas Rd. Richards Lake Rd. N. Timberline Rd. Turnberry Rd. Giddings Rd. Mountain Vista Dr. E. Vine Dr. N . C ounty R d . 11 MONTAVA CONTEXT MAP CONSERVATION EASEMENTS • City-owned and City as contributor EXISTING PARKS THORNTON PARCEL • Potential purchase by Natural Areas CITY STORMWATER PARCEL • Continuation of proposed natural area WATER’S EDGE EAST MONTAVA POTENTIAL NATURAL AREA NATURAL AREA PROPOSED TRAILS PARKS MASTER PLAN TRAILS POTENTIAL TRAIL EXTENSION NO. 8 DITCH • Possible continuous trail connection North 0 1.5K 3K 6K Feet RUNNING DEER 284 ACRES ARAPAHO BEND 541 ACRES KINGFISHER POINT 178 ACRES COTTONWOOD HOLLOW 88 ACRES PELICAN MARSH 157 ACRES RIVERBEND PONDS 218 ACRES CATTAIL CHORUS 105 ACRES MCMURRY 45 ACRES RED FOX MEADOWS 41 ACRES REDWING MARSH 23 ACRES + RIVER’S EDGE, GUSTAV SWANSON, THE COTERIE, MALLARD’S NEST, FISCHER, TANGLEWOOD ALL < 20 ACRES SALYER E. County Road 58 E. County Road 56 E. Douglas Rd. Richards Lake Rd. N. Timberline Rd. Turnberry Rd. Giddings Rd. Mountain Vista Dr. E. Vine Dr. N . C ounty R d . 11 MONTAVA CONTEXT MAP CONSERVATION EASEMENTS • City-owned and City as contributor EXISTING PARKS THORNTON PARCEL • Potential purchase by Natural Areas CITY STORMWATER PARCEL • Continuation of proposed natural area WATER’S EDGE EAST MONTAVA POTENTIAL NATURAL AREA NATURAL AREA PROPOSED TRAILS PARKS MASTER PLAN TRAILS POTENTIAL TRAIL EXTENSION NO. 8 DITCH • Possible continuous trail connection North 0 1.5K 3K 6K Feet + + ++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + MONTAVA NATURAL AREA PROPOSAL | LCSB, SEPTEMBER 12 MONTAVA NATURAL AREA DESIGN GUIDELINES UNDULATING, NATURALIZED TOPOGRAPHY • No sharp angles (no trapezoids or orthogonal geometries); slopes 4:1 preferred • Smooth transitions (e.g. rounded toe of slope and top of berm) • Diversity of forms and elevations to: 1) create opportunities to establish a variety of plant communities; 2) create a more dynamic environment for wildlife and people INTEGRATION OF HABITAT-ENHANCING FEATURES • Include natural elements that provide diverse cover, forage and nesting materials for pollinators and other wildlife (e.g. snags, pockets of bare ground for ground-nesting bees, fruit-bearing shrubs, +) DIVERSE VEGETATION THAT SUPPORTS A RANGE OF HABITAT TYPES + EXPERIENCES • Feature ecotypic plant communities that correspond to their topographic conditions (e.g. mesic at lowest levels of detention basin, upland/foothills on sloping terrain), and are self-sustaining (low H2O + maintenance) • Develop rich, multi-layered structural communities with naturalistic qualities (e.g. meandering clumps of ground, mid-story and canopy species within a seeded matrix) + + + + + + + + INTEGRATION OF PLACES FOR RESPITE, GATHERING, AND EDUCATION • Where appropriate, offer opportunities for outdoor environmental learning that connect community to place, (e.g. interpretive signage explaining the link between native pollinators and the farm or the beneﬁts of naturalized stormwater management; an outdoor classrom tied to the new PSD school) • Provide diverse seating options that accommodate both solitary respite and family gathering CONNECTED CORRIDORS • Provide contiguous habitat across the site that supports movement corridors for wildlife • Provide a range of trail options that allow the community to customize their experience with nature, (e.g. a primary paved trail with secondary side paths for exploration and the creation of a quieter experience) USE OF TOPOGRAPHY TO FRAME, SHIELD AND ENHANCE • Frame scenic views to clustered planting zones, the farm or mountains beyond • Buffer wildlife from light and sound pollution with strategic berm placement • Screen infrastructure and housing to enhance the feeling of being surrounded by nature + + + + + + + + + + + + + + + ++ + ++ + + + + + + + + + + + + + + ++ + + + + + + + + MONTAVA NATURAL AREA CONCEPTUAL PLAN GOALS Create a natural area that: • provides diverse, functional habitat for wildlife • increases opportunities for surrounding neighborhoods to connect with nature • enhances connectivity by securing a movement corridor for people and wildlife • supports ecological stormwater management objectives FUTURE PSD SCHOOL FUTURE NATIVE HILL FARM UNDULATING, NATURALIZED TOPOGRAPHY North 0 500 1K 2K Feet USE OF TOPOGRAPHY TO FRAME, SHIELD AND ENHANCE DIVERSE VEGETATION CONNECTED CORRIDORS • primary circulation path (paved, minimum 10’ wide) with secondary and tertiary natural surface trails PLACES FOR RESPITE, GATHERING AND EDUCATION • e.g. an outdoor classroom HABITAT-ENHANCING FEATURES Mountain Vista Dr. Larimer Weld Canal Giddings Rd. Richards Lake Rd. MONTAVA NATURAL AREA PROPOSAL | LCSB, SEPTEMBER 12 28 ACRES TWO CREEKS 30 ACRES MAGPIE MEANDER 24 ACRES ROSS 27 ACRES UDALL 26 ACRES SPRINGER 27 ACRES PROSPECT PONDS 46 ACRES REDTAIL GROVE 51 ACRES MONTAVA ~ 150 ACRES NORTH SHIELD PONDS 54 ACRES P-DOG MEADOW 88 ACRES MONTAVA NATURAL AREA PROPOSAL | LCSB, SEPTEMBER 12