HomeMy WebLinkAboutGREENSTONE PUD PHASE 3 - Filed GC-GENERAL CORRESPONDENCE - 2004-08-09M E M O R A N D U M
This information is in response to questions from Council Member
Janett regarding the Greenstone PUD.
Who checks on the contractor's compliance with wetlands
conservation conditions of approval? Is there a problem here?
Problems with erosion?
The site in question was visited by Staff on October 15 and
November 2 to determine if present construction activities are in
compliance with the plan as approved. Natural Resource Staff found
that construction is in conformance with the Final PUD plan
approved by the Planning and Zoning Board on May 26, 1993. The
approved plan shows a total wetland disturbance area of 27,653 s.f.
(.63 acres), which requires mitigation. The mitigation plan is to
be presented to Natural Resources before the first building permit
is issued. Construction of the wetland mitigation area is required
before the issuance of more than 17 building permits.
The boundaries of construction disturbance observed on site were
essentially the same as shown on the approved plan. A mitigation
plan is to be provided to and approved by Natural Resources before
to any building permits are issued for the site, as per the
development agreement.
Natural Resource Staff observed that a large portion of the site
near the stream, which had the vegetation disturbed recently, now
has the appearance of a wetland. However, the area was evaluated
by two consultants and Natural Resources staff, and it was
determined prior to project approval not to have sufficient
characteristics to be classified as a wetland.
Erosion issues associated with grading are the responsibility of
the City's Stormwater Utility. An erosion control plan for the
Greenstone PUD was approved and is available for review. According
to the City Engineering Department, erosion control measures,
required as per the approved utility plans, are being installed by
the developer and contractor. The excavation work is necessary to
tie sanitary sewer into the site.
Who determines the official boundaries of wetlands?
Regarding the wetland near the intersection of County Road 32 and
Timberline, Natural Resource Staff has concerns about accuracy of
the wetland boundaries as shown on the overall development plan
(Greenstone ODP) for this area. Staff communicated to the
developer that this area has great significance for wildlife;
however, at the ODP level, sufficient information was provided.
When the area is reviewed at the preliminary planning phase,
accurate delineation of boundaries and studies evaluating potential
impact to wildlife will be required of the developer. The City
will review any submittal with scrutiny, to assure that the
wildlife habitat value associated with the wetland area will not be
reduced and that disturbance of the wetlands will be avoided.
What is the status of the Greenstone Development? How will the
neighborhood loe notified?
There are no development phases for Greenstone PUD under review at
this time. The third filing was given final Planning and Zoning
Board approval on July 26, 1993 but is not yet under construction.
The first and second filings are currently under construction. As
it could be 3 to 15 years before development proposals are
submitted for the remaining filings of Greenstone Overall
Development Plan (ODP), there is no mailing list at this time.
Legal notice of proposals to be reviewed by the Planning and Zoning
Board are published monthly in the Triangle Review. The City
Planning Department (221-6750) offers a $6.00 per year subscription
for the monthly Planning and Zoning Board agenda. Additionally, if
development plans are submitted, the property will be posted with
a sign, approximately 2 to 3 weeks prior to the public hearing and
a mailing list will be established at that time. Mailing lists are
generated from County assessors records for property owners within
a 500' to 10001 radius of the boundaries of the project.
What is the status of Paragon Meadows? When and how will it be
reviewed? How will the neighborhood be notified?
Paragon Meadows, located north of the Greenstone property on
Timberline Road, is a county subdivision proposal. If a
neighborhood meeting is scheduled, it would be done through the
Larimer County Planning Department (498-7683). The City of Fort
Collins Planning and Zoning Board will review the proposal, as a
"County Referral Item", at a public hearing sometime after the
project is formally submitted to the County. The final decision is
made by the Larimer county commissioners. Contact Larimer County
for information about the County process and any mailing list they
may have for this project (Russ Legg at 498-7683).
Thank you for calling our attention to these concerns. A letter
containing this information has been mailed to Denise Praizler.
For further information, please contact Rob Wilkinson at the
Natural Resources Division (221-6600), Kirsten Whetstone at the
Planning Department and Mike Herzig at the Engineering Department
(221-6750), or Glen Schlueter at Stormwater Utility (221-6589).
July 26, 1993
Kirsten Whetstone
Planning Department
City of Fort C011ins
RE: Greenstone III P.U.D., Final
Wetlands Mitigation
Dear Kirsten:
'Phis letter is to clarify recent issues regarding mitigation of disturbed
wetland areas in Greenstone P.U.D. Several site meetings were held
with City staff, including Kirsten Whetstone and Rob Wilkinson of
Natural Resources, and Ted Boss, 'wetlands consultant. The following
summarizes those meetings as they pertain to the development of
Phases 1, II and 1II.
Phase t had no wetlands.
Phase 11 wetlands were mapped in December, 1992, field flagged in
February, 195r3, but not re -mapped. In July, 1993 a field visit by Ted'
Boss and Rob Wilkinson was conducted. It was agreed that Ted would
adjust the boundaries of the wetland accordingly, and an administrative
change to Gre nstone 11 would be prepared reflecting that adjustment.
A note will require mitigation in Phase IV before 25% of the C.O's in
Phase It are issued.
phase III was determined to be of a poor quality as a wetland, and Ted
Boss recommLeoded not trying to improve as a wetland with the inten-
tion of mitigating Phase Il disturbance. Rob Wilkinson and Tom
Shoemaker agreed that this mitigation should occur in Phase IV, east of
the railroad tracks. The wetlands in Phase III does not need to be re -
mapped.
The mitigation area in Phase IV (east of railroad) will be field located
and measured by Rob and Ted, then mapped by surveyor and verified
by Ted. A specific mitigation plan will then be submitted.
We hope this meets staff concerns.
Sincerely,
Jim SELL DESIGN
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