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HomeMy WebLinkAboutTHE SUMMIT ON COLLEGE PARKING GARAGE - MJA/FDP - FDP130056 - REPORTS - (27)December 12, 2013 Walker May Capstone Development Partners, LLC 402 Office Park Drive, Suite G50 Birmingham, AL 35223 RE: Ecological Characterization Study (ECS) Letter Report for the Summit Parking Garage at 1807 South College Avenue in Fort Collins, Colorado Mr. Walker May This letter ECS Report is submitted in response to the City’s request for an ECS Report for the proposed Summit multi-level parking garage. The parking garage development site is located at the south end of the recently constructed Summit student housing development at 1807 South College Avenue. The current development proposal calls for the construction of a four-level parking structure at the existing ground level parking lot previously constructed. Ecological characteristics of the property were evaluated during a field review of the property on December 9, 2013. The following provides a summary of ECS information required by Fort Collins Land Use Code under 3.4.1 (D) (1) items (a) through (k). ECOLOGICAL STUDY CHARACTERIZATION CHECKLIST (a & i) The proposed parking structure development site has low ecological value and supports no natural habitat features since it was previously developed as a ground-level parking lot. Currently, the site consists of pavement and parking lot landscaping. As such, the proposed multi-level parking structure site does not support any significant areas of native vegetation or other unique habitat features. Features of ecological value within 500 feet of the project area consist of the Spring Creek stream corridor and adjacent City of Fort Collins open space and park areas. Areas along the south side of Spring Creek have been developed as Creek Side Park by the City of Fort Collins. The area between the Summit Garage south property border and the north edge of Spring Creek is City of Fort Collins open space that is in a relatively degraded condition and supports primarily annual weed and non-native grass species with minimal woody species development (see attached Figure 1). Wildlife habitat value on the project area has been degraded by past development. Creation of Creek Side Park with associated human presences, as well as adjacent developments and roadways has also reduced the overall habitat value of remaining undeveloped land along Spring Creek. Urban-adapted birds such as mourning dove, house finch, and house sparrow use the park site and other nearby undeveloped land for foraging. Canada goose may also occasionally forage in the turf grass areas of Creek Side Park. Resident northern chorus frogs may reside in Spring Creek since it is a perennial stream. The few trees on or near the project area may be used for perching, nesting, and foraging by urban-adapted songbirds. No bird nests were located in the deciduous trees located near the project area along Spring Creek or in Creek Side Park by the December 9, 2013 field survey. (b) There are no wetlands on the property, but there are thin strips of intermittent, vegetated wetlands supported along both banks of Spring Creek. (c) The project area provides unobstructed views of a portion of the Spring Creek stream corridor and Creek Side Park along the south side of Spring Creek. The proposed four-level Summit Garage structure will be highly visible to recreational users of the Spring Creek Trail and Creek Side Park. Attachment #10 W. May 12/12/13 Page 2 of 4 (d) As indicated under (a & i) the project area supports no native vegetation or significant trees. (e) Spring Creek is the only natural drainage within 500 feet of the project area. The top of bank line for this stream feature and 100-foot buffer line is depicted on site plan maps submitted for the project. (f) There is no suitable habitat for any threatened, endangered, or other sensitive species on or adjacent to the project area. Sensitive or ecologically important species use of the Spring Creek corridor adjacent to the project area is also not likely since its surface has been disturbed and supports no native habitats. (g) Past removal of native habitat has eliminated the potential for any special habitat features on the property. (h) The only potential wildlife movement corridor within 500 feet of the project area is the Spring Creek stream corridor. However its potential to serve as a wildlife movement corridor has been considerably impaired by the culvert crossings under the Burlington Northern Railroad right-of-way and South College Avenue, as well as by the lack of suitable woody vegetation cover along Spring Creek. (j) There are no issues regarding the timing of garage structure development and ecological features or wildlife use of the project area or the nearby Spring Creek stream corridor and Creek Side Park. Trees along Spring Creek and within Creek Side Park were searched during the field survey for any evidence of past nesting by raptors and none was found. Future nesting use is also unlikely because of nearby roadways, developments, and extensive human presence. (k) Since the entire project area has been previously developed, project development would have no impact on natural habitats or important habitat features in the project area. The principal impacts resulting from parking structure development would be encroachment of the upper levels of the parking structure into the 100-foot Spring Creek buffer zone (Section 3.4.1 of the Land Use Code) and the visual impact of the parking structure on the Spring Creek corridor and Creek Side Park. Current design plans for the parking structure indicate the top three levels would reduce the required 100-foot buffer to about 60 feet over a 60-foot length of structure, 60 to 80 feet over a 30 foot length, and 70 to 80 feet over a 80-foot length. In order to meet Land Use Code Section 3.4.1 buffer zone performance standards with a reduction of about 20 to 40 feet in the stipulated buffer, substantial plantings of vegetation will need to implemented to screen views of the parking structure as well as enhance wildlife habitat along the north side of Spring Creek. Projects in the Vicinity of Spring Creek must comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations. A number of ideas have been informally discussed with City staff regarding green screening of the south face of the parking structure, including planting of evergreens and growing vines along a cable mesh. It would be impossible to totally screen a 4-story parking structure from view from the Spring Creek corridor, but the following mitigation recommendations are proposed to help soften and break up views of the structure and give a more natural feature appearance to recreational users of the Spring Creek Trail and Creek Side Park. Proposed mitigation measures would also substantially enhance wildlife habitat along the north side of the Spring Creek stream corridor. W. May 12/12/13 Page 3 of 4 • City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that natural areas and natural features shall be protected from light spillage from off site sources. Therefore, intensity of night lighting from the side of the parking structure facing the Spring Creek corridor should be shielded or directed to preclude the intrusion of artificial nighttime light into the landscaped buffer zone and adjacent Spring Creek riparian and stream corridor. • Earth tone colors or materials should be used for the facade on the south facing walls of the parking structure. • An irregular line of blue spruce or Englemann spruce trees should be planted along the entire south face of the parking structure. Over time these evergreens can grow quite large and would visually screen much of the south side of the parking structure from view. This seems to be a more feasible, effective, and longer-lasting approach to visual screening than growing vines on a cable mesh or other type of trellis on the south wall. In addition, evergreen spruce trees would create green screening through all seasons, while and vines would only screen the wall from spring through fall since vines are deciduous. A vine covered wall would also create somewhat of a visual oddity to viewers along Spring Creek and in Creek Side Park since the overall expanse and flat surface of the wall would still be relatively apparent to viewers. • Additional plantings of smaller stature landscape trees and shrubs within the spruce tree plantings between the garage and City open space would provide additional vegetation diversity, visual appeal, and screening of the garage structure. • More formal landscape screening on the Summit property should then transition into native riparian plantings in undeveloped City land along the north side of Spring Creek. The City owned area between the Summit Property boundary and Spring Creek is currently in a degraded condition and could be substantially enhanced with native herbaceous and woody plantings to expand upland and streamside riparian habitats along Spring Creek. The more upland portions of City land should be planted with an upland riparian vegetation mix, including shrubs and trees, to create a transition zone from more formal landscaping on the Summit property to native streamside riparian vegetation along the north side of Spring Creek. The goal of these plantings should be to create a self-sustaining, native vegetation community to stabilize soils and enhance wildlife habitat. Plantings of native shrubs and trees would also provide additional visual screening of the parking structure from Creek Side Park. Habitat enhancement plantings would likely require soil treatment to relieve compaction (ripping) and improve fertility (fertilizer amendments). Supplemental irrigation may also be needed for initial establishment of native shrubs and trees. Suggested species for planting include the following trees and shrubs. Upland Riparian Zone Trees Shrubs eastern cottonwood (Populus deltoides) big sagebrush (Artemisia tridentata) lanceleaf cottonwood (Populus acuminata) skunkbrush sumac (Rhus trilobata) (both non-cotton bearing varieties) rubber rabbitbrush (Ericameria nauseosa) Saskatoon serviceberry (Amelanchier alnifolia) Streamside Riparian Zone eastern cottonwood (Populus deltoides) American plum (Prunus americana) lanceleaf cottonwood (Populus x acuminata) chokecherry (Prunus virginiana) (both non-cotton bearing varieties) golden currant (Ribes aureum) peachleaf willow (Salix amygdaloides) leadplant (Amorpha canescens) false indigo bush (Amorpha fruticosa) sandbar willow (Salix exigua) • Native grasses recommended for seeding in the upland riparian zone include blue grama (Bouteloua gracilis), buffalograss (Buchloe dactyloides), slender wheatgrass (Elymus trachycaulus), and thickspike wheatgrass (Elymus lanceolatus). Grasses recommended for W. May 12/12/13 Page 4 of 4 planting in the streamside zone include western wheatgrass (Pascopyrum smithii) and basin wildrye (Leymus cinereus). • Revegetation of any water quality/detention basins in the buffer zone should also use native grass and forb species to meet buffer zone performance standards stipulated in Section 3.4.1 of the Land Use Code. Buffer zone enhancement and planting plans on City owned property will need to be coordinated with City Planning, Parks, and Natural Resources staff. Any additional woody species plantings would also need to be in compliance with possible floodway restrictions. It may be preferable for the Applicant to provide a fee-in-lieu payment to the City so that City Parks, Natural Resources, and Floodplain staff can determine and implement the most appropriate buffer plantings and mitigation between Spring Creek and the Summit Garage development parcel. This concludes my ECS Report evaluation of the proposed Summit Parking Structure. If you have any questions or require additional information regarding my evaluation, please give me a call. Sincerely, INC. T. Michael Phelan Principal Senior Wildlife Biologist attachment: Figure 1