Loading...
HomeMy WebLinkAbout3516 S MASON MEDICAL AND RETAIL MARIJUANA STORE - BDR200011 - SUBMITTAL DOCUMENTS - ROUND 2 - SUPPLEMENTAL INFORMATION Denver • Durango • Hotchkiss • Idaho www.eroresources.com Consultants in Natural Resources and the Environment Site Restoration Plan 3516 South Mason Street Fort Collins, Colorado Prepared for— City of Fort Collins Natural Areas Department 1745 Hoffman Mill Road Fort Collins, Colorado 80524 On behalf of – 3516 Mason LLC c/o Mr. David Eisenstein 2772 North Park Drive, Suite 200 Lafayette, Colorado 80026 Prepared by— ERO Resources Corporation 1842 Clarkson Street Denver, Colorado 80218 (303) 830-1188 ERO Project #10882 May 4, 2021 Site Restoration Plan 3516 South Mason Street Fort Collins, Colorado ERO Project #10882 i ERO Resources Corporation Contents Introduction ............................................................................................................................. 1 Project Location ....................................................................................................................... 1 Project Area Description .......................................................................................................... 3 Site Restoration Plan ............................................................................................................... 3 Overview .......................................................................................................................................... 3 Noxious Weed Management .................................................................................................... 6 Overview .......................................................................................................................................... 6 Weed Control Recommendations .................................................................................................... 7 Requirements .......................................................................................................................... 8 Methods .................................................................................................................................. 8 References ............................................................................................................................... 9 Figures Figure 1. Vicinity Map ...................................................................................................................... 2 Figure 2. Existing Conditions ............................................................................................................ 4 Figure 3. Site Restoration Plan ......................................................................................................... 5 ERO Project #10882 1 ERO Resources Corporation Site Restoration Plan 3516 South Mason Street Fort Collins, Colorado May 4, 2021 Introduction Mr. David Eisenstein, on behalf of 3516 Mason LLC (developer), requested ERO Resources Corporation’s (ERO) assistance in providing a site restoration plan, which includes a weed management plan for the property at 3516 South Mason Street in Fort Collins, Larimer County, Colorado (Figure 1). The developer intends to purchase the property and lease it to a marijuana business, which the city of Fort Collins (City) has deemed a change in use that requires the transaction to go through its development review process. Section 3.4.1 of the Fort Collins Land Use Code (LUC) requires a restoration plan for development sites that contain, or are located within 500 feet of, an area or feature identified as a natural habitat or feature on the City of Fort Collins Natural Habitats and Features Inventory Map, or that are discovered during site evaluations associated with the development review process. The Larimer County Canal No. 2 (canal), which has been identified as a natural feature in the City’s mapping, occurs along the eastern boundary of the property. A 50-foot buffer from the top of the canal bank was determined to be the primary area of focus for the City’s use in potentially defining a natural habitat buffer zone (NHBZ) on the property (project area). In February 2020, ERO prepared an Ecological Characterization Study (ECS) for the project area, which summarized existing site conditions and provided recommendations on site restoration. As part of this site restoration plan, the developer is proposing to convert 0.033 acre of an existing 0.041-acre gravel pad into a native upland grassland and to implement a noxious weed management plan. The 0.033-acre restoration area will be defined as the NHBZ on the property, will be maintained as a native landscape, and will adhere to allowable activities as identified in Section 3.4.1(E) of the LUC. Project Location The project area is in Section 26, Township 7 North, Range 69 West of the 6th Principal Meridian in Larimer County, Colorado (Figure 1). The UTM coordinates of the approximate center of the project area are NAD 83 493348mE, 4487602mN, Zone 13 North. The longitude/latitude of the project area is 105.078554°W/40.539136°N. The elevation of the project area is approximately 5,030 feet above sea level. Property Boundary Prepared for: 3516 Mason LLC File: 10882 Figure 1.mxd (GS) April 28, 2021 ± Figure 1 Vicinity Map 3516 South Mason Street Site Restoration Plan Portions of this document include intellectual property of ESRI and its licensors and are used herein under license. Copyright © 2021 ESRI and its licensors. All rights reserved. 0 1,500750Feet LocationPath: P:\10800 Projects\10882 - 3516 South Mason Street Ecological Characterization Study\Maps\2021\10882 Figure 1.mxdSection 26, T7N, R69W; 6th PM UTM NAD 83: Zone 13N; 493348mE, 4487602mN Longitude 105.078554°W, Latitude 40.539136°N USGS Fort Collins, CO Quadrangle Larimer County, Colorado Site Restoration Plan 3516 South Mason Street Fort Collins, Colorado ERO Project #10882 3 ERO Resources Corporation Project Area Description The project area consists primarily of a commercial building, asphalt parking lot, and a gravel pad (Figure 2). The canal occurs along the eastern property boundary and within a small portion of the project area. The banks of the canal are near vertical with a wood retaining wall and metal guardrail delineating the top of the bank along the canal. A narrow fringe of wetland vegetation (0.002 acre) consisting of Emory’s sedge (Carex emoryi), reed canarygrass (Phalaris arundinacea), and a few sandbar willow shrubs (Salix exigua) occurs along the canal banks in the project area. Canada thistle (Cirsium arvense), a List B noxious weed species, is dominant in the uplands along the canal banks, and two small resprouting Siberian elm (Ulmus pumila) trees occur along the canal bank in the project area. A small patch of sandbar willows with an understory of smooth brome (Bromus inermis), meadow fescue (Schedonorus pratensis), Canada thistle, curly dock (Rumex crispus), poison hemlock (Conium maculatm - List C noxious weed species), and intermediate wheatgrass (Thinopyrum intermedium) occurs along the northern boundary of the property and just north of the gravel pad in the project area. A few songbird nests were observed in mature trees outside of the project area and on the adjacent property to the north. Site Restoration Plan Overview The overall intent of the site restoration plan is to provide an attractive and sustainable landscape compatible with the surrounding natural areas. The majority of the site has already been developed, including a large portion of the 50-foot buffer area that was assessed in the ECS. The canal and adjacent wetlands may be under the jurisdiction of the U.S. Army Corps of Engineers; however, no improvements will occur that will trigger the need for a Section 404 permit. Furthermore, no site restoration, habitat enhancement, or weed maintenance will occur below the top of the bank of the canal. As previously stated, the developer is proposing to convert 0.033 acre of the existing 0.041-acre gravel pad into a native upland grassland, which will be defined as the NHBZ on the property per Section 3.4.1 of the LUC (Figure 3). Converting the gravel area to a native upland grassland will increase the ecological functions in the NHBZ by improving water infiltration, reducing nutrient-rich runoff from entering the canal, and creating habitat for small wildlife and pollinators. The goals of the site restoration plan include the following: • Increase the overall landscape area and reduce asphalt pavement and impervious surfaces throughout the project area. • Enhance the site’s visual appearance with a variety of native and adaptive plant species selected for specific site conditions, exposures, and views. • Provide waterwise landscaping best practices and avoid reliance on excessive site maintenance. • Adhere to no shrub or tree plantings within a 15-foot-wide buffer from the top of the canal bank as determined in the proposed ditch easement. South Mason StreetLari mer Count y C a n al N o . 2 11 2233 Prepared for: 3516 Mason LLC File: 10882 Figure 2.mxd (GS) April 28, 2021 ± Figure 2 Existing Conditions 3516 South Mason Street Site Restoration Plan 0 3015FeetPath: P:\10800 Projects\10882 - 3516 South Mason Street Ecological Characterization Study\Maps\2021\10882 Figure 2.mxdImage Source: Google Earth©, November 2019 Project Area - 50-Foot Canal Buffer Limit of Delineation Ordinary High Water Mark Top of Bank Property Boundary Gravel Pad (0.041 ac) Wetland (0.002 ac) South Mason StreetLari mer Count y C a n al N o . 2 Prepared for: 3516 Mason LLC File: 10882 Figure 3.mxd (GS) April 28, 2021 ± Figure 3 Proposed NHBZ 3516 South Mason Street Site Restoration Plan 0 3015FeetPath: P:\10800 Projects\10882 - 3516 South Mason Street Ecological Characterization Study\Maps\2021\10882 Figure 3.mxdImage Source: Google Earth©, November 2019 Project Area - 50-Foot Canal Buffer Limit of Delineation Ordinary High Water Mark Top of Bank Property Boundary Proposed NHBZ (0.033 ac) Gravel Pad (0.041 ac) Wetland (0.002 ac) Site Restoration Plan 3516 South Mason Street Fort Collins, Colorado ERO Project #10882 6 ERO Resources Corporation The 0.033-acre NHBZ will be seeded with the City’s NBHZ Utility Seed Mix and 9 western snowberry (Symphoricarpos occidentalis) shrubs in 5-gallon containers will be planted in the northwestern corner of the NHBZ. The landscape plans prepared by Tope Landscape Architecture includes in-depth specifications and notes for existing tree protection, site and soil preparation, plant material installation, native seeding, irrigation, and maintenance for the site and areas within the proposed NHBZ. In addition to the detailed specifications in the landscape plans, the following site management practices will be implemented in the NHBZ. • Prior to the start of the site restoration work, a soil sample will be collected in the proposed NHBZ and a basic soil analysis will be conducted to determine if the soil amendment needs to be adjusted to improve native vegetation establishment. • All vehicles and equipment used for site preparation will be cleaned prior to delivery to the project area to avoid transporting noxious weeds to the job site. The on-site supervisor will be responsible for inspecting vehicles and equipment prior to entering the project area and providing documentation of compliance to the City. • The seed supplier and contractor must provide seed tags and seed lot analysis to the City to ensure that no weed contaminants are in the specified native seed mix. • To address dense soil compaction beneath the gravel pad, the area will be ripped to a depth of at least 12 inches prior to the replacement of salvaged topsoil and placement of soil amendments. • Seeding can occur in the fall or spring as long as the ground is not consistently frozen. • Certified weed-free mulch will be applied to the seeded areas. • Any erosion- and sediment-control measures used in the project area that contain straw, such as straw wattles, will also be weed-free. The following sections provide an overview of weed management, including recommended site management from preconstruction through post-construction site maintenance, and the annual monitoring methods that will be implemented to help the project area achieve the City’s required vegetation success criteria in the NHBZ. Noxious Weed Management Overview As defined by the Colorado Department of Agriculture (CDOA), noxious weeds are nonnative aggressive invaders that replace native vegetation, reduce agricultural productivity, cause wind and water erosion, and pose an increased threat to communities from wildfire (CDOA 2021). Noxious weeds are ranked by the CDOA into one of the following lists based on the severity of potential impacts and other factors: • List A – Contains noxious weed species designated in the state of Colorado for eradication upon detection. • List B – Contains noxious weed species common enough in parts of the state that eradication is not feasible, though the species are still recommended for eradication, suppression, or containment depending on distribution and densities around the state. Site Restoration Plan 3516 South Mason Street Fort Collins, Colorado ERO Project #10882 7 ERO Resources Corporation • List C – Contains noxious weed species widespread within the state. Noxious weed management plans for these species are designed to provide additional educational, research, and biological resources to reduce the harm associated with these species. • Watch List Species – Contains weed species that are rare or unknown in the state but display noxious characteristics in plant communities similar to those in Colorado. Watch list species are not designated as noxious but are included in the list to educate and encourage identification and reporting. Most of the area that will be converted to the NHBZ currently consists of gravel with nonnative vegetation, including Canada thistle (List B), along the top of the canal bank. Poison hemlock (List C) was observed below the top of the canal bank. No List A or Watch List Species were observed in the project area. Recommendations for Canada thistle control is included in this plan; however, the site will need to be monitored regularly following site restoration work to document establishment of new noxious weed populations. Weed Control Recommendations The most effective way to control noxious weeds is to integrate several different control methods (cultural, biological, mechanical, and chemical) targeted to the specific species, size of population, and land use and to quickly establish a competitive cover of desirable species that will outcompete the weeds. The following recommendations integrate these different control methods during different phases of the site restoration. Recommendations Prior to Site Restoration Beginning • If possible, begin weed control treatments one growing season prior to implementing the site restoration plan. • Hire a licensed contractor to conduct the weed treatments and monitor for the establishment of weed species on Lists A, B, C, and the Watch List through the duration of the City’s monitoring period (see Requirements section below). • If herbicides are used, the contractor must meet all state licensing requirements for herbicide/pesticide applicators and shall follow all applicable federal, state, and local laws, regulations, and guidelines. The contractor will use only U.S. Environmental Protection Agency- registered herbicides/pesticides that are approved for the intended use and location and will follow all applicable label directions. The contractor must keep records of any herbicide applications. • Spot spray Canada thistle along the top of the canal bank within the NHBZ with an approved herbicide before site restoration work begins. Spot spray, hand pull, or weed-whip other observed noxious weeds in the NHBZ, where practicable, before site restoration work begins and bag all flower heads mechanically removed to prevent the spread of seeds. Recommendations During Site Restoration • Monitor topsoil stockpiles and undisturbed areas adjacent to the NHBZ throughout the site restoration process to determine if noxious weeds are establishing. Spot spray with an approved herbicide, hand pull, or weed-whip species on Lists A, B, C, and the Watch List in the NHBZ. Bag all flower heads mechanically removed to prevent the spread of seeds. Site Restoration Plan 3516 South Mason Street Fort Collins, Colorado ERO Project #10882 8 ERO Resources Corporation Recommendations Following Site Restoration • After revegetation is completed, monitor the NHBZ once a month starting in early March and continuing through the end of September for the establishment of noxious weeds on Lists A, B, and C and the Watch List. Any weed species on these lists should be controlled as soon as practicable because they are more difficult to control after they have become established. • The most effective way to control Canada thistle is to use a herbicide or use a combination of herbicide and mechanical (i.e., mowing or weed-whipping) treatments throughout the growing season. Mechanical treatments will be limited to the immediate area around the weeds and will avoid newly establishing native vegetation. Requirements As part of the development agreement for the property, the City requires that all landscaping within the NHBZ be properly maintained and is jointly inspected by the developer and the City for three years, beginning in the first full growing season past initial installation, or until the vegetation meets the following success criteria. 1. Vegetation cover in the NHBZ at the time of the first inspection following the growing season past initial seeding shall have no bare spots larger than 1 square foot (determined by ocular estimate viewed from 5 feet overhead) and there shall be no evidence of detrimental erosion due to rills or gullies. 2. At least 70 percent (determined by the line point intercept method of herbaceous and shrub foliar cover) of the NHBZ is vegetated with species composition representative of the seed mix shown on the landscape plan. 3. Shrub plantings in the NHBZ will have a survival rate of at least 80 percent. Species composition shall be representative of species included in the landscape plan. 4. Those species shown on the Colorado Noxious Weed Inventory List A shall be 100 percent eradicated in the NHBZ. Those species shown on Lists B and C and Watch List shall be no more than 10 percent of the total cover in the NHBZ. Methods The developer will hire a specialist knowledgeable in natural resources or ecology to conduct annual vegetation monitoring of the NHBZ during the growing season using the point line intercept method. Because of the linear shape and small size of the NHBZ, the point line intercept method will consist of one randomly located transect through the middle of the seeded area. The transect will be 25 meters long with 100 sampling points (2 sampling points for every 0.5-meter interval). The transect will be permanently established for repeatability, and the starting and end points will be recorded using a submeter Global Positioning System (GPS) unit. At each sampling point along the transect, plant species and other features (e.g., bare ground, litter, and rock) will be recorded using a viewing scope with cross hairs mounted on a tripod. Photos will be taken looking down at the vegetation at the starting point of the transect as well as looking north along the transect. Additional permanent photo point locations will Site Restoration Plan 3516 South Mason Street Fort Collins, Colorado ERO Project #10882 9 ERO Resources Corporation be established within the NHBZ to monitor vegetation establishment. The NHBZ will also be monitored monthly from early March through the end of September for noxious weed establishment and weed control treatments conducted as needed to meet the success criteria. In addition to conducting the annual vegetation monitoring site assessment and noxious weed monitoring, the NHBZ will be inspected jointly by the developer and the City at specified intervals for a period of three growing seasons or until the City determines the success criteria have been met. The annual inspection site visit will be initiated and coordinated by the developer based on the following recommended timeline. • Areas seeded in the spring shall be inspected for required coverage each immediately subsequent autumn, not later than October 1st. • Areas seeded at any other time shall be inspected each immediately subsequent summer, not later than August 1. The developer will provide annual monitoring reports to the City to document the progress of meeting the success criteria by December 31 each year until the project area is accepted by the City’s Environmental Planner. References Colorado Department of Agriculture (CDOA). Noxious Weed Species. https://www.colorado.gov/pacific/agconservation/noxious-weed-species. Last accessed April 15, 2021.